| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12569 Van Nuys Blvd, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1989 |
| Units | 62 |
| Transaction Date | 2015-11-20 |
| Transaction Price | $10,950,000 |
| Buyer | Vista West, LLC |
| Seller | Mountain View Apartments LLC |
12569 Van Nuys Blvd, Pacoima Multifamily Investment
Neighborhood renter demand is supported by strong daily-need amenities and elevated ownership costs, according to WDSuite’s CRE market data, suggesting stable leasing fundamentals with selective value-add potential.
Located in Los Angeles County’s Urban Core fabric of Pacoima, the property benefits from dense daily-need retail and services. Cafe and childcare density ranks 144 and 151 out of 1,441 Los Angeles metro neighborhoods, respectively, and both sit in the 98th percentile nationally—an amenity profile that supports tenant retention and everyday convenience.
Neighborhood occupancy is 92.3%, which sits below the metro median; however, the share of housing units that are renter-occupied is in the mid-30% range, indicating a meaningful, diversified tenant base that can help stabilize cash flow through cycles. Median contract rents have trended upward over five years, while rent-to-income near one-quarter points to manageable affordability pressure and a need for thoughtful lease management.
Within a 3-mile radius, demographic statistics show a modest population pullback over the past five years with a projected return to slight growth, while household counts are expected to expand alongside smaller average household sizes. This shift typically enlarges the renter pool and supports occupancy stability for well-positioned assets. Median incomes have risen, and forward estimates indicate further gains—tailwinds for collections and demand depth when underwriting.
Home values in the neighborhood are elevated (87th percentile nationally), which reinforces reliance on rental housing and can sustain demand for multifamily units. The asset’s 1989 vintage is slightly older than the area’s average construction year (1992), creating potential for targeted renovations to improve competitiveness and support rent trade-outs where scope is executed effectively as part of multifamily property research. Park access is limited locally, so on-site amenities and unit upgrades may play a larger role in retention.
Safety trends should be assessed at the neighborhood level and in context. According to WDSuite’s CRE market data, property and violent offense indicators for the neighborhood sit in the low‑70s percentiles nationally, with notable one‑year declines. For investors, this points to improving conditions relative to national benchmarks; ongoing monitoring is advisable as part of standard risk management.
Nearby corporate offices across telecommunications, media/entertainment, packaging, and live events support commuter convenience and broaden the local renter base that underpins leasing performance.
- Charter Communications — telecommunications (6.45 miles)
- Radio Disney — media & entertainment offices (9.36 miles)
- Disney — media & entertainment (9.54 miles) — HQ
- Avery Dennison — packaging & materials (11.96 miles) — HQ
- Live Nation Entertainment — live events corporate offices (12.67 miles)
This 62‑unit, 1989‑vintage community in Pacoima pairs everyday convenience with attainable positioning in a high‑cost ownership market. Amenity density is strong by metro and national standards, supporting tenant retention, while elevated home values help sustain reliance on multifamily housing. Neighborhood occupancy sits below the metro median, but the renter‑occupied share provides a meaningful tenant base, and offense rates have trended down on a national‑percentile basis—factors that can support steady operations with disciplined management and selective renovations.
Forward‑looking demographics within a 3‑mile radius indicate modest population growth alongside a larger household count and smaller household sizes—conditions that typically expand the renter pool. Paired with targeted upgrades consistent with a 1989 vintage, the asset can compete effectively for demand, according to CRE market data from WDSuite, while prudent underwriting should account for limited park access and variability in neighborhood occupancy performance.
- Amenity‑rich location with top‑tier cafe/childcare density supporting retention
- Elevated home values reinforce reliance on rentals and demand depth
- 1989 vintage provides actionable value‑add and modernization levers
- Watch‑list: below‑metro occupancy, limited park access, and population softness in recent years