| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12227 Osborne Pl, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1991 |
| Units | 108 |
| Transaction Date | 1996-12-01 |
| Transaction Price | $4,175,000 |
| Buyer | STEADFAST MGA LLC |
| Seller | EMIF CALIFORNIA |
12227 Osborne Pl Pacoima Multifamily Investment Opportunity
Steady neighborhood occupancy and a sizable renter base point to durable leasing fundamentals, according to WDSuite’s CRE market data. With a 1991 vintage slightly newer than the neighborhood average, the asset can remain competitive while benefiting from targeted modernization.
Pacoima’s Urban Core location offers everyday convenience and supports renter demand through strong retail density. Neighborhood amenities skew toward essentials and food options — grocery access sits in the top decile nationally, and cafes and restaurants are also top quartile — which helps sustain foot traffic and service employment near housing.
For multifamily fundamentals, neighborhood occupancy is solid and NOI per unit ranks in the stronger cohort nationally, indicating resilient operations relative to many U.S. neighborhoods. The area’s renter-occupied share of housing units is near half, signaling a deep tenant base that can support leasing velocity and reduce downtime.
Ownership costs are elevated in context — home values and the value-to-income ratio both test high versus national norms — which tends to reinforce reliance on rental options and can support pricing power. At the same time, rent-to-income is comparatively moderate here, a combination that can aid retention and limit turnover-driven expenses.
Within a 3-mile radius, recent data show a modest population contraction alongside smaller average household sizes, while forward-looking estimates indicate an increase in total households and higher median incomes. This mix suggests more households forming even with flat-to-down population, creating a broader tenant base for apartments and supporting occupancy stability. School ratings in the neighborhood trail national averages and parks/childcare access is sparse, considerations that may influence unit mix strategy and demand composition.
Crime indicators benchmark above many U.S. neighborhoods overall, with the area landing around the upper half to upper quartile nationally for safety, based on WDSuite data. Recent year-over-year readings point to notable declines in both violent and property offenses, a constructive trend for long-term operational stability. As with any urban submarket in the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), conditions can vary block to block, so owners typically rely on property-level measures and lighting, access control, and community engagement to maintain outcomes.
Proximity to major corporate offices underpins renter demand through commute convenience and a diversified employment base, including Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — telecommunications (5.3 miles)
- Radio Disney — media (8.2 miles)
- Disney — media & entertainment (8.4 miles) — HQ
- Avery Dennison — manufacturing & materials (10.9 miles) — HQ
- Live Nation Entertainment — live events & entertainment (11.5 miles)
This 108-unit asset built in 1991 sits slightly newer than the neighborhood’s average vintage, positioning it to compete against older stock while leaving room for selective renovations and systems upgrades. According to CRE market data from WDSuite, neighborhood occupancy and NOI per unit compare favorably to national medians, and a renter-occupied share near half supports demand depth and leasing stability. Elevated ownership costs in the area, paired with comparatively moderate rent-to-income levels, point to sustained renter reliance with manageable affordability pressure — constructive for retention and cash flow durability.
Within a 3-mile radius, forecasts indicate rising household counts, smaller household sizes, and materially higher median incomes, even as population trends remain roughly flat. That combination signals a broader tenant base and potential for steady absorption, while strong everyday amenities (notably grocery and dining) add neighborhood convenience. Risks to underwrite include weaker school ratings and limited parks/childcare access, which may influence unit mix and marketing strategy.
- 1991 vintage offers competitive positioning with value-add potential through targeted modernization
- Solid neighborhood occupancy and NOI per unit versus national medians support cash flow stability
- Elevated ownership costs with moderate rent-to-income bolster renter reliance and retention
- 3-mile outlook shows household growth and income gains, expanding the tenant base
- Consider school quality and limited parks/childcare access as underwriting risks