| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 27th | Poor |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11411 Dronfield Ave, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1987 |
| Units | 52 |
| Transaction Date | 1997-07-21 |
| Transaction Price | $1,767,500 |
| Buyer | REGENCY SVGS BANK FSB |
| Seller | DEVINE APARTMENTS LTD |
11411 Dronfield Ave, Pacoima CA Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. These dynamics point to stable leasing conditions at the neighborhood level rather than the specific property.
Situated in Los Angeles County’s Pacoima area, the neighborhood shows resilient renter demand with occupancy trending in the top quartile nationally, based on CRE market data from WDSuite. This speaks to leasing stability at the neighborhood level, not the asset itself, and suggests depth in the tenant base for well-positioned multifamily.
The property’s 1987 vintage is slightly older than the neighborhood average construction year (1991). Investors should underwrite for capital planning and potential value‑add treatments to keep finishes and building systems competitive versus newer stock, while leveraging stable neighborhood occupancy to support renovation programs.
Renter-occupied housing comprises roughly 37.7% of units in the neighborhood, indicating a balanced renter concentration that supports demand without over-reliance on a single tenure profile. Elevated home values relative to incomes at the neighborhood level reinforce continued reliance on multifamily rentals, which can aid lease retention and pricing power when product quality is aligned to local incomes. At the same time, a lower rent-to-income burden in this area can reduce affordability pressure and support renewal rates.
Within a 3-mile radius, recent years show population essentially steady with flat household counts, and projections indicate household growth alongside modest shifts toward smaller household sizes. For investors, that implies a gradually expanding renter pool and support for occupancy over the medium term, even as demographics evolve.
Local amenity density is limited for cafes, groceries, parks, and pharmacies, with restaurants more available than other daily-needs options. This may place a premium on on-site features and convenient access to employment corridors when positioning units to attract and retain renters.
Safety signals are mixed when viewed across geographies. Within the Los Angeles metro, the neighborhood’s crime rank sits closer to the higher-incident end (rank 164 among 1,441 neighborhoods), indicating comparatively elevated incident levels versus many metro peers. Nationally, however, several indicators land above average for safety, with overall crime in the upper tiers compared to neighborhoods nationwide.
Recent trend data is constructive: both violent and property offense estimates show sharp year-over-year declines, suggesting improving conditions. For investors, the takeaway is to underwrite to the metro-relative context while recognizing that national comparatives and recent momentum are favorable. Site-level security measures and resident engagement can further support retention and operational performance.
Nearby media, entertainment, and corporate offices expand the employment base and support renter demand through commute convenience. The list below highlights concentrated employers that are most relevant to workforce and professional tenants in this part of the San Fernando Valley.
- Charter Communications — telecommunications (6.3 miles)
- Radio Disney — media (9.3 miles)
- Disney — entertainment (9.4 miles) — HQ
- Avery Dennison — packaging & materials (11.8 miles) — HQ
- Live Nation Entertainment — live events & media (12.6 miles)
This 52‑unit, 1987-vintage asset is positioned in a neighborhood with occupancy levels that track in the top quartile nationally, indicating resilient leasing fundamentals at the area level. Elevated ownership costs in Pacoima relative to incomes tend to sustain renter reliance on multifamily, while a moderate rent-to-income burden supports retention. Within a 3‑mile radius, projections point to growth in households and a gradual shift toward smaller household sizes, which can expand the renter pool and support steady absorption, according to CRE market data from WDSuite.
Given its slightly older vintage versus nearby stock, the asset lends itself to targeted value‑add or system upgrades to enhance competitiveness against newer supply. Investors should also account for limited nearby daily‑needs amenities and metro‑relative safety positioning when crafting leasing and resident-experience strategies. Overall, the combination of strong neighborhood occupancy, broad employment access, and a balanced renter concentration offers a pragmatic basis for long‑term income stability with clear levers to create upside.
- Neighborhood occupancy ranks in the top quartile nationally, supporting leasing stability
- 1987 vintage presents value‑add and capital planning opportunities to lift rents and retention
- Elevated ownership costs underpin renter demand; moderate rent burden aids renewals
- 3‑mile outlook indicates household growth and a larger renter pool over the medium term
- Risks: limited nearby amenities, metro‑relative safety rank, and capex needs due to vintage