| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 19th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12332 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 |
12332 Osborne Pl Pacoima Multifamily Investment
This 26-unit property benefits from strong neighborhood occupancy trends at 95.9%, positioning it well in the Los Angeles-Long Beach-Glendale metro rental market according to CRE market data from WDSuite.
This Pacoima neighborhood demonstrates solid rental fundamentals with 95.9% occupancy rates ranking in the 77th percentile nationally, indicating strong tenant retention compared to other Los Angeles metro neighborhoods. The area maintains a 33.8% share of renter-occupied housing units, providing a stable rental demand base for multifamily investors.
Built in 1988, this property reflects the neighborhood's average construction year of 1972, suggesting opportunities for value-add improvements and modernization to capture higher rents. The area shows rent growth momentum with median contract rents increasing 42.6% over five years, outpacing typical market appreciation.
Demographics within a 3-mile radius support rental demand, with a population of approximately 142,000 residents and large average household sizes of 4.2 people. Median household income of $80,851 has grown 35.1% over five years, while forecasted income growth of 47% through 2028 suggests strengthening tenant purchasing power and potential for rent escalation.
The neighborhood offers essential amenities with 4.91 grocery stores per square mile ranking in the 95th percentile nationally, supporting tenant convenience and retention. However, limited cafe and park amenities may require property-level enhancements to compete for quality tenants.
Crime metrics show a mixed safety profile for this Pacoima neighborhood. Property crime rates rank 109th among 1,441 Los Angeles metro neighborhoods, placing it in the 76th percentile nationally for property crime safety. More encouragingly, property crime has declined significantly by 93.5% year-over-year, ranking 7th best improvement among metro neighborhoods.
Violent crime rates present moderate concerns, with the neighborhood ranking 725th of 1,441 metro neighborhoods, though violent crime has also improved substantially with an 82.9% year-over-year reduction. These improving safety trends may support tenant retention and property values over time, though investors should monitor crime statistics as part of ongoing asset management.
The property benefits from proximity to major corporate employers within commuting distance, supporting workforce housing demand from entertainment, communications, and manufacturing sectors.
- Charter Communications — telecommunications (5.3 miles)
- Radio Disney — media & entertainment (8.1 miles)
- Disney — entertainment & media (8.3 miles) — HQ
- Avery Dennison — materials & manufacturing (10.9 miles) — HQ
- Live Nation Entertainment — entertainment services (11.4 miles)
This 26-unit Pacoima property presents a value-add opportunity in a stabilizing rental market. Built in 1988, the asset offers renovation upside potential to capture higher rents as the neighborhood shows strong occupancy fundamentals at 95.9% and accelerating rent growth of 42.6% over five years. The large household demographics and projected 47% income growth through 2028 support rental demand expansion.
Multifamily property research indicates improving safety trends with significant crime reductions, while proximity to major employers like Disney and Charter Communications provides workforce housing appeal. However, investors should factor in capital expenditure needs given the property's 1988 vintage and monitor the competitive landscape as home values remain elevated at 5.7 times median income.
- Strong neighborhood occupancy at 95.9% ranking 77th percentile nationally
- Accelerating rent growth of 42.6% over five years with income growth supporting further increases
- Value-add potential from 1988 construction allowing modernization and rent premiums
- Proximity to major employers including Disney headquarters supports workforce housing demand
- Risk consideration: Capital expenditure requirements and competitive pressure from elevated ownership costs