| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 19th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12226 Osborne Pl, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1987 |
| Units | 28 |
| Transaction Date | 1996-11-18 |
| Transaction Price | $850,000 |
| Buyer | GONZALEZ ALBERTO ARMANDO |
| Seller | OCWEN FEDERAL BANK FSB |
12226 Osborne Pl Pacoima Multifamily Investment
Neighborhood occupancy trends sit above the metro median with renter demand supported by a high-cost ownership market, according to WDSuite’s CRE market data. The asset’s location in an inner-suburban pocket of Los Angeles offers stable working-class demand and potential for durable cash flow.
Located in Pacoima within the Los Angeles-Long Beach-Glendale metro, the property benefits from inner-suburban fundamentals that support workforce housing. Neighborhood occupancy ranks above the metro median among 1,441 neighborhoods, which points to steady lease-up and retention potential, based on CRE market data from WDSuite.
The local amenity mix is mixed: grocery availability is strong relative to national peers, while cafes, parks, and pharmacies are comparatively sparse. For investors, this typically skews the tenant profile toward value-seeking households prioritizing space and price over lifestyle retail, which can translate to longer average stays when rent levels remain aligned with incomes.
Tenure data indicates roughly one-third of housing units are renter-occupied, suggesting a meaningful base of multifamily demand without oversaturation. Rents in the neighborhood track above national norms, yet the rent-to-income relationship indicates manageable affordability pressure, supporting lease stability and measured pricing power rather than aggressive escalations.
Within a 3-mile radius, demographics show a modest population drift lower, but projections point to an increase in households alongside smaller average household sizes. For multifamily, that mix typically expands the tenant pool and supports occupancy stability even if overall population is flat to slightly negative. Elevated home values relative to incomes signify a high-cost ownership market, which tends to reinforce reliance on rental housing and supports retention in well-managed communities.
Safety indicators are mixed in a way investors should contextualize. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s crime rank sits below the metro median out of 1,441 neighborhoods, indicating comparatively higher reported crime versus many LA neighborhoods. Nationally, however, the neighborhood compares favorably, falling in the top quartile for safety relative to neighborhoods across the country.
Recent trends show notable year-over-year declines in both property and violent offenses, according to WDSuite’s CRE market data. For owners, that trajectory can aid resident retention and marketing, but underwrites should still account for block-by-block variation and emphasize lighting, access control, and partnerships with local public safety resources.
Proximity to established corporate employers supports a broad commuter tenant base and day-time employment density. Nearby anchors include Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — corporate offices (5.3 miles)
- Radio Disney — corporate offices (8.2 miles)
- Disney — corporate offices (8.4 miles) — HQ
- Avery Dennison — corporate offices (10.9 miles) — HQ
- Live Nation Entertainment — corporate offices (12.9 miles) — HQ
12226 Osborne Pl is a 28-unit asset with average unit sizes around 816 square feet, positioned to serve working households seeking value and space. Built in 1987, it is newer than much of the surrounding housing stock, offering competitive positioning versus older properties while still leaving room for targeted upgrades to systems, common areas, and in-unit finishes.
Neighborhood fundamentals show occupancy above the metro median and an ownership market with elevated home values relative to incomes, which generally supports rental demand and retention. Within a 3-mile radius, household counts are projected to rise even as average household size trends down, a pattern that typically expands the renter pool and supports stable leasing. According to WDSuite’s commercial real estate analysis, local rents sit above national norms but remain manageable against incomes, favoring consistent renewals over aggressive rent growth assumptions.
- Newer 1987 vintage versus local average, with clear value-add pathways in common areas and unit interiors.
- Above-metro occupancy and a sizable renter-occupied base support leasing stability and retention.
- High-cost ownership landscape sustains renter reliance, aiding pricing power in well-managed assets.
- 3-mile demographics point to more households and smaller household sizes, expanding the tenant base.
- Risks: thinner lifestyle amenity density and within-metro safety comparisons warrant conservative underwriting and focused property operations.