| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12309 Osborne Pl, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 2008 |
| Units | 21 |
| Transaction Date | 2018-06-06 |
| Transaction Price | $8,400,000 |
| Buyer | Trebor Holdings Griffith LP |
| Seller | 12364 Osborne Holdings LLC |
12309 Osborne Pl Pacoima Multifamily Investment
Neighborhood occupancy has remained resilient and renter demand is supported by a high renter concentration, according to WDSuite’s commercial real estate analysis. Investors may find income durability in a submarket where rent levels rank high nationally while ownership costs steer households toward multifamily options.
Situated in Pacoima within the Los Angeles-Long Beach-Glendale metro, the property benefits from strong daily amenities. The neighborhood scores in the 96th–98th national percentiles for cafes and grocery access, and restaurants are also abundant (91st percentile), based on CRE market data from WDSuite. Limited nearby parks and pharmacies suggest residents rely more on private or regional options for recreation and health needs.
At the neighborhood scale, occupancy is steady and sits in the upper third nationally, supporting leasing stability. Renter concentration is above national norms (87th percentile), indicating depth in the tenant base and potential resilience across cycles. Median contract rents rank high nationally (88th percentile), signaling pricing power relative to many U.S. neighborhoods; operators should pair this with attentive lease management given a rent-to-income ratio that implies moderate affordability pressure.
Home values are elevated (87th national percentile) and value-to-income ratios are high (91st percentile), a context that tends to reinforce reliance on rental housing and can aid resident retention. Average school ratings trail national norms (15th percentile), which may influence tenant mix and marketing; highlighting commute convenience and daily amenity access can help offset this in leasing strategy.
Demographic statistics are aggregated within a 3-mile radius: recent years show a modest population dip while household counts are projected to expand and average household size to ease. This pattern points to smaller households and a potentially larger tenant base for multifamily, supporting occupancy stability even as overall population growth is flat to slightly negative.
Vintage matters for competitive positioning: built in 2008 versus a neighborhood average vintage of 1987, the asset is newer than much of the local stock. That relative youth can reduce near-term capital needs and improve leasing competitiveness versus older comparables, though targeted modernization and systems upkeep should still be part of capital planning.
Safety indicators compare favorably in a national context. Overall crime sits in the upper quartile nationally (78th percentile), and violent offenses align roughly with national averages (50th percentile). Property offenses track better than many areas (67th percentile), according to WDSuite’s CRE market data.
Year-over-year trends are a constructive signal: estimated violent and property offense rates show sharp declines, ranking in the top few percentiles nationally for improvement. As always, investors should evaluate submarket trends and property-level security measures as part of underwriting rather than relying on block-level assumptions.
Proximity to major employers supports workforce housing demand and commute convenience for residents. Nearby anchors include Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — corporate offices (5.3 miles)
- Radio Disney — corporate offices (8.2 miles)
- Disney — corporate offices (8.4 miles) — HQ
- Avery Dennison — corporate offices (10.9 miles) — HQ
- Live Nation Entertainment — corporate offices (11.5 miles)
This 21-unit, 2008-vintage asset positions newer construction against an older local baseline, enhancing competitive standing versus neighborhood stock from the late 1980s. Daily amenity access is a strength, with cafes, groceries, and restaurants ranking in the top deciles nationally. Neighborhood occupancy trends in the upper tier nationally, and renter concentration above national norms provides a deeper tenant pool for ongoing leasing. Elevated home values in Los Angeles County further sustain renter reliance on multifamily, while rent levels that rank high nationally suggest potential pricing power, according to CRE market data from WDSuite.
Forward-looking demographics within a 3-mile radius indicate smaller household sizes and an increase in households over time despite flat overall population, which supports a broader renter base. Risks to underwrite include lower average school ratings and limited nearby parks/pharmacies, which may affect certain renter segments; prudent asset management and targeted improvements can help maintain retention and occupancy.
- 2008 vintage offers relative competitive edge versus older neighborhood stock, with manageable modernization scope.
- Strong daily amenities (cafes/groceries/restaurants) and above-average neighborhood occupancy support leasing stability.
- Elevated ownership costs locally reinforce rental demand and can aid pricing power and retention.
- Household growth and smaller household sizes within 3 miles expand the tenant base despite modest population softness.
- Risks: lower school ratings and limited parks/pharmacies may narrow appeal for some renters; monitor affordability and tenant mix.