| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10800 Glenoaks Blvd, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1984 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10800 Glenoaks Blvd Pacoima Multifamily Investment
Neighborhood occupancy has been resilient and supported by everyday amenities and a deep renter base, according to WDSuite’s CRE market data. This points to stable in-place demand with pricing set by a high-cost ownership market rather than oversupply dynamics.
Situated in Pacoima within the Los Angeles metro’s Urban Core, the area around 10800 Glenoaks Blvd benefits from strong daily-needs coverage—grocery options are dense and cafes are plentiful—supporting renter convenience and day‑to‑day livability. By contrast, limited park and pharmacy presence suggests fewer green-space and on‑block health retail options, an operational consideration for family‑oriented tenant profiles.
Rents in the neighborhood benchmark on the higher side relative to many U.S. locations, while household incomes are solid for the metro context. With a rent‑to‑income ratio around 0.26 for the neighborhood, leasing remains balanced from an investor standpoint, and the neighborhood’s occupancy rate (94.1%) sits above the national median, based on CRE market data from WDSuite. Elevated home values in Los Angeles County indicate a high‑cost ownership market, which typically supports renter retention and sustained demand for multifamily units.
Within a 3‑mile radius, demographics show a large, diversified population and a sizable workforce renter pool. While population has edged down in recent years, WDSuite’s data show households projected to increase alongside smaller average household sizes, which can expand the effective tenant base and support occupancy stability. Renter‑occupied share within 3 miles is about 37%, indicating depth for workforce housing without overreliance on transient demand.
Schools in the neighborhood rate below metro averages and amenities skew more toward food‑and‑service than parks, which investors may factor into leasing strategy and unit‑mix positioning. Even so, neighborhood housing fundamentals score above metro medians in several categories, and NOI per unit trends are competitive nationally—useful context for underwriting and comp selection.
Safety indicators point to comparatively favorable conditions versus many urban neighborhoods nationwide, with the area ranking in the higher national percentiles for overall crime according to WDSuite. Notably, both property and violent offense estimates show sharp year‑over‑year declines, which, if sustained, can support tenant retention and reduce turnover‑related costs. Violent offense levels are closer to national medians, so prudent security features and active management remain appropriate.
Nearby employment anchors span media, telecommunications, packaging, entertainment, and insurance—supporting commute convenience and a diversified renter base that can aid leasing stability for workforce and middle‑income units.
- Charter Communications — telecommunications (5.66 miles)
- Radio Disney — media (8.53 miles)
- Disney — media & entertainment (8.73 miles) — HQ
- Avery Dennison — materials & packaging (11.24 miles) — HQ
- Live Nation Entertainment — entertainment offices (11.84 miles)
Built in 1984, the 50‑unit property offers a vintage that can support targeted value‑add—cosmetic upgrades and selective system modernization—to strengthen competitive positioning against slightly newer local stock. Neighborhood occupancy around 94% and dense daily‑needs amenities suggest durable renter demand, while elevated ownership costs in Los Angeles County reinforce reliance on multifamily housing rather than near‑term migration to ownership.
Within a 3‑mile radius, households are projected to grow and average household size to ease, implying a larger tenant base and steady leasing velocity even as the broader population holds roughly flat. According to CRE market data from WDSuite, neighborhood NOI per unit trends are competitive nationally and occupancy sits above the U.S. median—favorable inputs for cash flow durability—though investors should account for below‑average school ratings and the need to maintain security best practices consistent with dense urban submarkets.
- 1984 vintage supports value‑add through unit renovations and targeted system upgrades
- Occupancy above national median with dense daily‑needs amenities supports leasing stability
- High‑cost ownership market in Los Angeles County underpins multifamily demand and retention
- 3‑mile household growth and smaller household sizes expand the effective renter pool
- Risks: below‑average school ratings, limited parks, and the need for ongoing security and asset management typical of urban locations