| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10820 Glenoaks Blvd, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1984 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10820 Glenoaks Blvd Pacoima Multifamily Investment Opportunity
Neighborhood occupancy in the mid-90s suggests durable rent roll potential, according to WDSuite’s CRE market data, with demand supported by a deep renter base across Los Angeles County. Position within the San Fernando Valley offers practical access to jobs and services that can aid retention through cycles.
Located in Pacoima within the Los Angeles-Long Beach-Glendale metro, the property sits amid an Urban Core neighborhood with steady renter demand and occupancy near the mid-90s at the neighborhood level. Cafes and groceries are dense locally (both well above national norms), while parks and pharmacies are limited, implying residents rely on nearby commercial corridors for daily needs. Average school ratings in the neighborhood track below national averages, an underwriting consideration for family-oriented unit mixes.
Rents in the neighborhood have outperformed national trends over the past five years and remain positioned in the upper tier for comparable urban sub-areas, per commercial real estate analysis from WDSuite. The share of housing units that are renter-occupied is substantial—roughly half—indicating a meaningful tenant pool and potential depth for leasing, renewals, and backfill. Neighborhood occupancy has eased slightly versus five years ago, but levels remain consistent with stabilized operations for typical mid-market assets.
Within a 3-mile radius, population has edged down recently but is projected to remain broadly stable over the next few years, while household counts are expected to increase and average household sizes trend lower. For multifamily investors, that points to a larger tenant base over time and support for occupancy stability, even if population growth is muted.
Home values in the area are elevated relative to incomes by national standards, reinforcing renter reliance on multifamily housing. Rent-to-income metrics indicate moderate affordability pressure, which can affect renewal pricing and turnover; operators may prioritize retention and amenity-value propositions over aggressive rent steps.
Neighborhood safety indicators compare favorably at the national level, with recent data showing mid-to-upper tier standing nationwide and notable one-year declines in both property and violent offense estimates. These trends, drawn from WDSuite’s CRE data, suggest improving conditions that can support tenant retention and leasing stability.
As always, safety conditions vary by micro-location and over time. Investors should evaluate on-the-ground factors and property-level measures (lighting, access control, and visibility) alongside the positive directional trend indicated by the neighborhood-level metrics.
Proximity to major entertainment and media employers underpins a broad renter base and manageable commute times for local workforce tenants. Notable nearby employers include Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — telecommunications (5.7 miles)
- Radio Disney — media (8.6 miles)
- Disney — media & entertainment (8.8 miles) — HQ
- Avery Dennison — materials & labeling (11.3 miles) — HQ
- Live Nation Entertainment — live entertainment (13.2 miles) — HQ
10820 Glenoaks Blvd offers a 50-unit footprint in a renter-heavy pocket of the San Fernando Valley where neighborhood occupancy trends in the mid-90s point to stable operations through typical cycles. The 1984 vintage is slightly older than nearby stock and may present value-add potential through interior updates and systems modernization, while remaining competitive against older legacy assets in Los Angeles County. Elevated ownership costs locally support the rental market, and within a 3-mile radius, household counts are projected to rise even as average household sizes decline—dynamics that can expand the renter pool and sustain leasing.
According to CRE market data from WDSuite, neighborhood rents are positioned above national norms with strong five-year growth, while income trends in the surrounding 3-mile radius have advanced, supporting demand depth. Risks include below-average school ratings and limited park/pharmacy access within the immediate neighborhood, which may shape unit mix appeal and amenity strategy; affordability pressure warrants disciplined renewal and concession management.
- Stabilized neighborhood occupancy supports consistent leasing and cash flow potential
- 1984 vintage presents value-add and capex-driven upside versus slightly newer local stock
- Elevated for-sale housing costs bolster renter reliance and retention prospects
- 3-mile household growth and smaller household sizes expand the tenant base over time
- Risks: below-average school ratings, limited parks/pharmacies nearby, and affordability pressure on renewals