| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 19th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12232 Osborne Pl, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 2012 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12232 Osborne Pl, Pacoima CA Multifamily Investment
Neighborhood occupancy is above national norms, signaling steady renter demand in this Los Angeles submarket, according to WDSuite’s CRE market data.
Located in an Inner Suburb of Los Angeles, the neighborhood carries a D rating and ranks below the metro median overall among 1,441 neighborhoods, yet it shows solid rental fundamentals with neighborhood occupancy in the upper tier nationally. Median contract rents in the area sit in a higher national percentile while rent-to-income trends indicate moderate affordability pressure, a combination that can support pricing without unduly straining retention.
The asset s 2012 construction is newer than the neighborhood s average vintage (1972). Newer product typically competes well against older stock and may require less near-term capital for systems and interiors, while still offering optionality for targeted upgrades that can drive rent premiums.
Within a 3-mile radius, demographic statistics show a modest population slip over the last five years but a projected increase in households ahead, alongside a gradual decrease in average household size. For investors, that shift suggests a larger tenant base over time and supports occupancy stability, even as household composition evolves. Renter-occupied share in the neighborhood is around one-third of units, indicating a meaningful renter pool for multifamily demand without overreliance on transient turnover.
Local dynamics are mixed on amenities. Grocery access is strong at a high national percentile, which supports daily convenience for residents, while café, park, childcare, and pharmacy densities are limited in the immediate neighborhood. Home values are elevated for the market context, and the value-to-income ratio stands in a high national percentile; in high-cost ownership settings, multifamily often benefits from sustained renter reliance, aiding lease retention and absorption during turns.
According to WDSuite s CRE market data, this neighborhood ranks competitively for safety relative to many Los Angeles areas (254 out of 1,441), and sits in a higher national percentile for lower overall crime. Property crime indicators are comparatively favorable nationally, while violent crime reads closer to mid-pack among neighborhoods nationwide.
Recent trend data point to notable year-over-year declines in both property and violent offense rates. While conditions can vary by block and over time, these directional improvements provide useful context for underwriting assumptions around tenant retention and asset operations.
Proximity to major employers supports a broad commuter tenant base, with access to media, communications, and corporate services roles that can underpin leasing and retention. Nearby anchors include 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 entertainment (11.5 miles)
This 64-unit property s newer construction (2012) positions it competitively versus older neighborhood stock while preserving value-add potential through selective modernization. Occupancy in the surrounding neighborhood trends above national averages, and elevated ownership costs in the area reinforce reliance on multifamily housing, supporting demand depth and lease-up resilience. Based on commercial real estate analysis from WDSuite, rent levels are comparatively high in national terms, yet rent-to-income signals imply manageable affordability pressure that can sustain pricing and retention.
Within a 3-mile radius, households are projected to grow even as average household size gradually eases, indicating a broader tenant base over time and supporting occupancy stability. Amenity access is mixed—strong for groceries but thinner for cafés and parks—suggesting an operational focus on on-site offerings or partnerships to enhance resident convenience.
- 2012 vintage offers competitive positioning versus older stock with optionality for targeted upgrades
- Neighborhood occupancy above national norms supports stable leasing and retention
- Elevated ownership costs bolster multifamily demand and pricing power
- 3-mile household growth outlook expands the renter pool and supports occupancy
- Risk: amenity density is limited in some categories; consider on-site enhancements to support resident satisfaction