| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 19th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12236 Osborne Pl, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1987 |
| Units | 43 |
| Transaction Date | 2012-09-01 |
| Transaction Price | $4,720,000 |
| Buyer | Alpha, LP |
| Seller | Lakeshore Apartments, LLC |
12236 Osborne Pl: 1987, 43-Unit Pacoima Multifamily
Neighborhood occupancy has remained resilient and renter demand is supported by a high-cost ownership backdrop, according to WDSuite’s CRE market data, positioning this asset for steady leasing. Metrics cited for occupancy reflect neighborhood conditions, not the property.
Pacoima’s inner-suburb setting offers everyday convenience with notably strong grocery access (high national percentile for store density), while café, park, and pharmacy options within the neighborhood core are comparatively limited. This mix tends to favor value-oriented multifamily where residents prioritize essentials and commute reach over lifestyle retail clusters.
Neighborhood occupancy is above the metro median and in the upper tiers nationally, indicating a stable leasing backdrop for professionally managed assets. The share of renter-occupied units is moderate, suggesting a diversified tenure base that helps sustain demand without over-reliance on transitory renters. References to stability and tenure are measured for the neighborhood, not the property.
Within a 3-mile radius, recent data show a slight decline in total population but a gradual increase in household counts projected through the mid-term, implying smaller household sizes and a steady expansion of the renter pool. Rising median incomes and contract rents in the area support the case for durable occupancy and disciplined pricing power, while still requiring careful lease management to balance affordability and retention.
Home values sit at higher national percentiles relative to incomes, a typical dynamic in Los Angeles County that reinforces renter reliance on multifamily housing. At the same time, rent-to-income levels in the neighborhood remain manageable versus many coastal submarkets, which can aid renewal rates and reduce turnover risk when paired with measured rent setting and proactive operations backed by commercial real estate analysis from WDSuite.
Relative to Los Angeles-Long Beach-Glendale, the neighborhood’s crime rank (254 out of 1,441 neighborhoods) places it in the top quartile locally, and its national safety positioning is strong (around the 80th percentile compared with neighborhoods nationwide). Recent estimates also indicate sharp year-over-year declines in both property and violent offenses. These figures provide context at the neighborhood level and should be paired with site-specific diligence.
Proximity to telecom, media, entertainment, materials manufacturing, and insurance employers supports a broad workforce tenant base and commute convenience for residents.
- Charter Communications — telecom (5.3 miles)
- Radio Disney — media (8.2 miles)
- Disney — entertainment (8.4 miles) — HQ
- Avery Dennison — materials & labels (10.9 miles) — HQ
- Farmers Insurance Exchange — insurance (12.7 miles) — HQ
Built in 1987, this 43-unit property offers mid-vintage bones with clear value-add potential through targeted interior updates and systems modernization. Average unit sizes near 820 sq. ft. provide functional layouts for workforce households, while neighborhood occupancy trends remain above the metro median, supporting leasing stability. A high-cost ownership landscape in Los Angeles County continues to channel demand toward rentals, and rent-to-income levels here remain comparatively manageable—favorable for renewal strategies and pricing discipline.
Within a 3-mile radius, households are expected to grow even as population is relatively flat, signaling smaller household sizes and a broader tenant base over time. Combined with sustained grocery access and proximity to diversified employers, the submarket profile supports long-run demand. According to CRE market data from WDSuite, operating performance in the area is around national midrange, which aligns with a durable, cash-flow oriented thesis with selective renovation upside.
- 1987 vintage with value-add and systems upgrade potential
- Neighborhood occupancy above metro median supports leasing durability
- High-cost ownership market reinforces renter reliance and retention
- 3-mile household growth and employer proximity expand the tenant base
- Risks: limited lifestyle amenities in the immediate area and mid-vintage capital needs