| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12301 Osborne Pl, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1989 |
| Units | 34 |
| Transaction Date | 1997-12-30 |
| Transaction Price | $447,000 |
| Buyer | H K REALTY INC |
| Seller | LANKERSHIM GROUP |
12301 Osborne Pl Pacoima Multifamily Investment Opportunity
Neighborhood occupancy trends are steady and a renter-occupied share near half of units signals a durable tenant base, according to WDSuite s CRE market data.
Situated in Pacoima within the Los Angeles-Long Beach-Glendale metro, the property benefits from an Urban Core setting with everyday amenities nearby. Caf e9 and grocery density ranks competitively within the metro (ranks 226 and 184 among 1,441 neighborhoods) and sits in the top decile nationally, supporting daily convenience for residents. By contrast, parks, pharmacies, and childcare are limited locally, which may reduce some family-oriented appeal but also underscores demand for well-programmed on-site features.
Multifamily fundamentals in the neighborhood point to healthy renter demand. Neighborhood occupancy is above the national average (66th percentile), and average NOI per unit trends strong versus national peers (82nd percentile), based on CRE market data from WDSuite. The share of housing units that are renter-occupied is elevated relative to many U.S. neighborhoods (87th percentile), indicating depth in the local tenant base and potential support for leasing stability.
Vintage considerations: the asset a0was constructed in 1989, slightly newer than the neighborhood s average vintage. That positioning can help competitiveness against older product, though investors should plan for typical modernization and systems updates consistent with late-1980s construction to capture value-add upside and support retention.
Within a 3-mile radius, demographics show modest population contraction recently with smaller average household sizes over time, while forecasts point to an increase in household counts and higher median incomes by 2028. Taken together, this suggests a gradually expanding renter pool and improving ability to support rent levels, which can aid occupancy stability and renewal performance. Elevated home values in the neighborhood (upper national percentiles) and a high value-to-income ratio indicate a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and can support pricing power when managed carefully. A rent-to-income ratio around 0.26 suggests watchpoints for affordability pressure, making lease management and renewal strategies important.
Schools score below national norms on average, and the neighborhood ranks mid-pack on overall housing metrics versus the metro, so asset-specific improvements and professional management will be key to outperform nearby alternatives.
Safety indicators are mixed in context. The neighborhood trends safer than many areas nationwide (around the upper quartiles by national percentile), yet within the Los Angeles metro it ranks on the higher-incident side (ranked 293 among 1,441 neighborhoods, where lower ranks indicate more crime). For investors, this calls for standard security and lighting best practices to support resident retention.
Recent momentum is favorable: estimated violent and property offense rates show sharp year-over-year declines, placing the neighborhood among the stronger improvers nationally according to WDSuite s CRE market data. Continued monitoring and engagement with local public-safety trends remain prudent.
Proximity to major employers supports renter demand and commute convenience, including Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications d corporate offices (5.3 miles)
- Radio Disney d corporate offices (8.2 miles)
- Disney d corporate offices (8.4 miles) d HQ
- Avery Dennison d corporate offices (10.9 miles) d HQ
- Live Nation Entertainment d corporate offices (11.5 miles)
12301 Osborne Pl combines Urban Core convenience with resilient rental dynamics. Occupancy in the neighborhood sits above national averages and the renter-occupied share is comparatively high, pointing to a sizable tenant base. The asset s 1989 vintage is slightly newer than nearby stock, positioning it for targeted renovations that can improve competitiveness against older properties. Elevated home values in the neighborhood suggest a high-cost ownership market, which can sustain reliance on multifamily housing; at the same time, a rent-to-income ratio near 0.26 warrants attentive renewal and pricing strategies.
According to CRE market data from WDSuite, neighborhood NOI per unit trends rank well nationally, and café/grocery density is strong, supporting everyday convenience that aids retention. Forward-looking 3-mile demographics indicate household growth and rising incomes, which can expand the renter pool and support lease-up and renewal performance, though investors should plan around below-average school ratings and limited parks/pharmacies by emphasizing on-site amenities and services.
- Occupancy above national norms and high renter-occupied share support leasing stability
- 1989 vintage offers value-add potential through modernization and unit upgrades
- Strong café and grocery access enhances livability and renewal prospects
- High-cost ownership market reinforces multifamily demand and pricing power
- Risks: below-average school ratings, limited parks/pharmacies, and affordability pressure around 0.26 rent-to-income