| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 19th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12300 Osborne Pl, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1989 |
| Units | 50 |
| Transaction Date | 1997-12-16 |
| Transaction Price | $609,500 |
| Buyer | H K REALTY INC |
| Seller | LANKERSHIM GROUP |
12300 Osborne Pl Pacoima Multifamily Investment
Neighborhood occupancy is firm and trending upward, pointing to steady renter demand in this inner-suburban Los Angeles location, according to WDSuite’s CRE market data. A balanced share of renter-occupied units supports leasing stability without overexposure to short-cycle turnover.
Located in Pacoima within Los Angeles County, the property sits in an inner-suburban neighborhood where occupancy rates are in the top quartile nationally, reinforcing expectations for durable cash flow and fewer prolonged vacancies. Median contract rents have risen over the past five years, and the neighborhood’s rent-to-income profile suggests manageable affordability pressure that can aid retention and limit concessions during softer periods.
Amenities skew practical: grocery access ranks in a high national percentile, while cafes, parks, and pharmacies are relatively sparse in the immediate area. For investors, this mix typically favors day-to-day convenience and workforce demand over lifestyle-driven premiums, with pricing power derived from tight vacancy conditions rather than amenity arbitrage.
Vintage is a consideration. The submarket’s average construction year skews older (1970s), and this 1989 asset is newer than much of the surrounding stock — a relative competitive edge versus older properties. That said, systems are no longer new, so capital planning for modernization can unlock value and support repositioning against aging comparables.
Within a 3-mile radius, demographic statistics indicate a large resident base with household counts projected to grow even as average household size moderates. This pattern generally expands the renter pool and supports occupancy stability, providing a broader tenant base for mid-size communities like this 50-unit property. Home ownership remains a high-cost proposition in Los Angeles; elevated value-to-income levels in the neighborhood context tend to sustain reliance on multifamily rentals and reduce competitive pressure from entry-level ownership.
Safety indicators for the neighborhood benchmark favorably: overall crime performance is around the 80th percentile nationally, suggesting comparatively safer conditions versus many U.S. neighborhoods. Relative to the Los Angeles metro, where rankings compare 1,441 neighborhoods, the area is competitive and above metro averages on several safety measures.
Recent trend data also show meaningful year-over-year declines in estimated property and violent offense rates. While conditions can vary block to block and investors should underwrite to property-level security needs, the directional trend supports tenant retention and leasing stability over the hold period.
Proximity to major employers supports a deep commuter tenant base and steady leasing from workers in media, entertainment, and corporate services — including Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — telecommunications (5.3 miles)
- Radio Disney — media (8.1 miles)
- Disney — media & entertainment (8.3 miles) — HQ
- Avery Dennison — manufacturing & corporate services (10.9 miles) — HQ
- Live Nation Entertainment — live entertainment (12.8 miles) — HQ
This 50-unit, 1989-vintage community benefits from tight neighborhood occupancy and practical amenity access that together support stable cash flow. Newer-than-average vintage versus surrounding stock provides a competitive position, with selective capital upgrades offering a clear path to value-add. The local ownership market is high cost relative to incomes, which tends to reinforce rental demand and supports pricing resilience. According to CRE market data from WDSuite, rents and occupancy trends in the immediate neighborhood compare favorably to national benchmarks, underpinning a steady leasing outlook.
Within a 3-mile radius, household counts are expected to rise while average household size moderates, typically expanding the renter base and supporting occupancy stability. A balanced share of renter-occupied housing units in the neighborhood indicates depth of demand without oversaturation, aligning with steady leasing and manageable turnover for mid-sized assets.
- Occupancy in the top quartile nationally supports consistent cash flow
- 1989 vintage is competitive versus older neighborhood stock; targeted capex can enhance positioning
- High-cost ownership environment sustains multifamily renter demand and retention
- 3-mile household growth and moderating household size expand the tenant base
- Risk: fewer lifestyle amenities nearby; demand is more workforce-driven than premium-oriented