| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 19th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12320 W Osborne Pl, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1988 |
| Units | 26 |
| Transaction Date | 2012-10-17 |
| Transaction Price | $6,800,000 |
| Buyer | OSBORN LLC |
| Seller | 6622 HOLLYWOOD BOULEVARD PARTNERS LLC |
12320 W Osborne Pl, Pacoima CA — 26-Unit Multifamily
Neighborhood occupancy has trended firm with stable renter demand, according to WDSuite’s CRE market data, positioning this 26-unit 1988 asset for steady operations within Los Angeles’ inner-suburban rental market.
This Inner Suburb location in Pacoima shows durable renter demand relative to the metro. Neighborhood occupancy trends sit above the metro median among 1,441 Los Angeles neighborhoods, and rents benchmark in the higher national range, supporting pricing power without excessive churn. The surrounding ownership market skews higher-cost relative to incomes (top deciles nationally), which tends to reinforce reliance on multifamily housing and supports retention.
Livability signals are mixed: grocery access is strong (top percentile nationally), while parks, cafes, and childcare are comparatively sparse. For investors, that combination often favors workforce housing dynamics and value positioning over lifestyle-driven premiums. Average construction vintage in the neighborhood is 1972; this property’s 1988 build is newer than much of the local stock, offering relative competitiveness versus older assets, though modernization of systems and common areas may still be prudent.
Tenure patterns suggest a meaningful but not dominant renter base: roughly one-third of housing units in the neighborhood are renter-occupied, indicating depth for multifamily absorption while still competing with ownership options. Within a 3-mile radius, demographics show a broad working-age profile and household counts expected to rise alongside smaller average household sizes through the next planning period, expanding the tenant base and supporting occupancy stability.
From an operations lens, the neighborhood’s rent-to-income levels point to manageable affordability pressure, aiding lease retention. Relative to national CRE trends, the area’s stronger grocery access and above-median occupancy provide a constructive backdrop for steady leasing, while the thinner amenity set argues for targeted property-level improvements to differentiate and sustain demand.
Safety indicators are comparatively favorable on property-related offenses, ranking in the top quartile nationally, while violent offense levels sit closer to the national middle. Recent year-over-year trends show notable declines across both categories, signaling improving conditions rather than a deterioration.
At the metro scale, the neighborhood performs competitively among Los Angeles peers on several safety dimensions. Investors should view the current trajectory as supportive of leasing stability, while continuing routine risk management practices typical for inner-suburban Los Angeles.
Nearby media, entertainment, and telecom employers support a stable renter pool through diverse office and studio employment. The list below highlights proximate anchors that underpin commute convenience for residents: Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — telecom offices (5.3 miles)
- Radio Disney — entertainment offices (8.1 miles)
- Disney — entertainment studios & offices (8.3 miles) — HQ
- Avery Dennison — materials & packaging corporate (10.9 miles) — HQ
- Live Nation Entertainment — live entertainment corporate (11.4 miles)
Built in 1988 with 26 units averaging roughly 879 sq. ft., the property is newer than much of the local stock and positioned for steady occupancy in a neighborhood where leasing performance sits above the metro median. Elevated ownership costs relative to incomes in the area tend to sustain rental demand, and within a 3-mile radius household counts are projected to increase while average household size declines — dynamics that generally expand the renter pool and support lease-up and retention.
According to CRE market data from WDSuite, the neighborhood’s occupancy and rent benchmarks compare favorably against many national peers, while grocery access is a relative strength and lifestyle amenities nearby are thinner. For investors, this points to a practical value-add path: modest capex to refresh 1980s-vintage systems and finishes, combined with amenity-light operational enhancements, to maintain pricing power and reduce turnover risk over the hold.
- Above-metro occupancy and high-cost ownership context support durable rental demand
- 1988 vintage offers competitive positioning versus older neighborhood stock with selective modernization upside
- 3-mile households expected to rise with smaller sizes, broadening the tenant base and aiding retention
- Strong grocery access offsets thinner nearby lifestyle amenities; operational enhancements can differentiate
- Risks: amenity-light location and potential capex for 1980s systems could influence leasing velocity and expenses