| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12360 Osborne St, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 2008 |
| Units | 51 |
| Transaction Date | 2004-06-08 |
| Transaction Price | $511,000 |
| Buyer | OSBORNE STREET LLC |
| Seller | THE HOUSING AUTHORITY CITY LOS ANGELES |
12360 Osborne St Pacoima Multifamily Investment
This 51-unit property built in 2008 sits in a neighborhood where occupancy remains above 94 percent and rents have climbed nearly 50 percent over five years, according to CRE market data from WDSuite.
The property is located in Pacoima, within Los Angeles County's broader Los Angeles-Long Beach-Glendale metro. The immediate neighborhood carries a C rating and ranks in the 24th percentile nationally for demographics, reflecting a working-class renter base with median household income of approximately $83,600 (60th percentile among metro neighborhoods). Demographic data aggregated within a 3-mile radius show larger household sizes—averaging 4.2 persons—and a renter-occupied share of roughly 37 percent of housing units, sustaining a steady pool of multifamily tenants.
Neighborhood-level occupancy stands at 94.1 percent, placing it above the metro median and signaling stable absorption despite a slight five-year decline of 3.3 percentage points. Median contract rent in the neighborhood reached $1,799, ranking in the 88th percentile nationally, with rent growth of 49 percent over the past five years. Forward-looking projections suggest household income will rise to nearly $118,800 by 2028—a 48 percent gain—while median rent is forecast to climb to $2,083, reinforcing pricing power even as affordability pressures mount (rent-to-income ratio ranks in the 11th percentile nationally, indicating elevated rent burdens).
The property was completed in 2008, making it newer than the neighborhood average of 1987 (64th percentile for construction vintage). This translates to reduced near-term capital expenditure risk and a competitive edge in unit amenities and systems relative to older stock. Average NOI per unit in the neighborhood is approximately $10,555, ranking in the 82nd percentile nationally, underscoring strong cash-flow fundamentals.
Amenity density is robust: the neighborhood ranks in the 96th percentile nationally for cafés per square mile and the 98th percentile for grocery stores, supporting tenant retention. Restaurant density also ranks in the 91st percentile. Childcare, park, and pharmacy access are minimal (all rank at or near the bottom nationally), which may matter for families but is less critical for workforce renters prioritizing transit access and employment proximity. School ratings average 1.0 out of 5, placing the neighborhood in the 15th percentile nationally—a consideration for families but less relevant to the broader renter demographic profile.
The neighborhood ranks 293rd among 1,441 metro neighborhoods for overall crime, placing it in the 78th percentile nationally—above metro average and competitive within the Los Angeles market. Property offense rates stand at approximately 98 incidents per 100,000 residents, with a one-year decline of 82.6 percent (98th percentile nationally for rate of improvement). Violent offense rates are approximately 33 incidents per 100,000 residents, ranking in the 50th percentile nationally, with a year-over-year decline of 88.8 percent (99th percentile for improvement trajectory).
These trends indicate meaningful near-term progress in public safety, which can support tenant retention and leasing velocity. Investors should continue to monitor neighborhood-level data, as crime metrics reflect broader area dynamics rather than block-specific conditions. The combination of strong recent improvement and above-average metro positioning offers a constructive backdrop for long-term hold strategies.
The property benefits from proximity to major corporate employers that anchor workforce demand across media, telecommunications, manufacturing, and insurance. The nearest offices include Charter Communications, Disney headquarters, and Farmers Insurance, all within a 13-mile radius.
- Charter Communications — telecommunications (5.4 miles)
- Radio Disney — media & entertainment (8.3 miles)
- Disney — media & entertainment (8.5 miles) — HQ
- Avery Dennison — materials & manufacturing (11.0 miles) — HQ
- Farmers Insurance Exchange — insurance (12.6 miles) — HQ
This 51-unit property offers a combination of stable occupancy fundamentals, strong rent growth, and proximity to diversified employment anchors in the Los Angeles metro. Neighborhood-level occupancy above 94 percent and five-year rent gains approaching 50 percent reflect sustained demand from a working-class renter base, even as household income has risen 58 percent over the same period. The 2008 construction vintage positions the asset favorably relative to older neighborhood stock, reducing near-term capital planning risk and supporting competitive positioning in unit quality and systems.
Forward-looking demographic projections show household income rising to nearly $118,800 by 2028, a 48 percent increase, while the renter pool remains stable. Elevated home values—median of $548,635, ranking in the 87th percentile nationally—limit ownership accessibility and sustain reliance on rental housing, reinforcing multifamily demand. However, the rent-to-income ratio ranks in the 11th percentile nationally, signaling affordability pressure that warrants careful lease management and renewal strategies. Investors should also note minimal childcare and park amenities, which may limit appeal to certain family segments, and below-average school ratings. The property's newer vintage, strong NOI per unit (82nd percentile nationally), and access to major employers including Disney, Charter Communications, and Farmers Insurance support a long-term value thesis grounded in workforce housing fundamentals.
- Neighborhood occupancy above 94% with five-year rent growth near 50%, reflecting sustained tenant demand
- 2008 construction vintage reduces near-term capital expenditure and positions the asset competitively against older stock
- Projected household income growth to $118,800 by 2028 and elevated home values sustain rental demand
- Proximity to Disney HQ, Charter Communications, and Farmers Insurance supports workforce tenant base
- Rent-to-income ratio in 11th percentile nationally signals affordability pressure and requires careful lease renewal management