| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12251 Osborne St, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1989 |
| Units | 62 |
| Transaction Date | 2014-03-01 |
| Transaction Price | $10,300,000 |
| Buyer | Last Property Management, LLC |
| Seller | MAC Partners |
12251 Osborne St Pacoima Multifamily Investment
This 62-unit property built in 1989 positions investors in a neighborhood with strong grocery and restaurant density supporting tenant retention. According to CRE market data from WDSuite, the area demonstrates above-average net operating income per unit compared to metro neighborhoods.
The Pacoima neighborhood presents an urban core environment with established multifamily housing stock averaging 1987 construction year, indicating similar vintage to the subject property. With a 94.1% occupancy rate and 48.8% of housing units renter-occupied, the area maintains steady rental demand within the Los Angeles metro market.
Demographic data aggregated within a 3-mile radius shows a population of approximately 139,000 residents with a median household income of $79,873. Forecasted household growth of 37.7% through 2028 suggests expansion of the renter pool, supporting occupancy stability for multifamily properties. The area's median contract rent of $1,607 reflects affordability relative to broader Los Angeles County, though rent-to-income ratios warrant monitoring for lease retention strategies.
Local amenities include above-average grocery store density (6.88 per square mile, ranking 184th among 1,441 metro neighborhoods) and restaurant access (11.00 per square mile), supporting tenant appeal and retention. However, limited childcare and park amenities may affect family-oriented tenant segments. School ratings average 1.0 out of 5, which investors should consider when evaluating target demographics and rental strategies.
Home values averaging $548,635 with strong 5-year appreciation reinforce rental demand, as elevated ownership costs keep households in the rental market. The neighborhood ranks in the 82nd national percentile for net operating income per unit, indicating competitive multifamily performance relative to other urban core markets nationwide.
Property crime trends show improvement with an 82.6% decline over the past year, ranking in the 98th national percentile for crime reduction among neighborhoods nationwide. Current property crime rates of 98.3 incidents per 100,000 residents position the area above the metro median (ranking 237th of 1,441 neighborhoods).
Violent crime rates decreased by 88.8% year-over-year, placing the neighborhood in the 99th national percentile for violent crime reduction. Current violent crime levels remain moderate at 32.9 incidents per 100,000 residents, ranking near the metro median (633rd of 1,441 neighborhoods). These improving safety trends support tenant retention and property values in the urban core setting.
The property benefits from proximity to major corporate employers within the Los Angeles market, providing workforce housing opportunities for commuting professionals.
- Charter Communications — telecommunications (5.7 miles)
- Radio Disney — entertainment media (8.6 miles)
- Disney — entertainment conglomerate (8.7 miles) — HQ
- Avery Dennison — materials and labeling (11.2 miles) — HQ
- Live Nation Entertainment — live entertainment (11.9 miles)
This 1989-vintage property offers value-add potential through strategic capital improvements while benefiting from neighborhood fundamentals that support rental demand. The 812-square-foot average unit size aligns with workforce housing needs, and forecasted household growth of 37.7% through 2028 expands the potential tenant base. Commercial real estate analysis indicates the neighborhood's 82nd national percentile ranking for net operating income per unit demonstrates competitive multifamily performance.
Proximity to major employers including Disney headquarters and Charter Communications provides commute convenience for professional tenants, while improving safety trends support long-term value appreciation. The area's grocery and restaurant density enhances tenant appeal, though investors should account for school quality concerns and limited park amenities when targeting specific demographics.
- Strong rental fundamentals with 94.1% neighborhood occupancy and forecasted household growth
- Value-add opportunity with 1989 construction year allowing strategic improvements
- Workforce housing positioning near major corporate employers
- Above-average grocery and restaurant amenities supporting tenant retention
- Risk consideration: Low school ratings may limit appeal to family demographics