| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 17th | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12661 Pierce St, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1983 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12661 Pierce St Pacoima Multifamily Investment Opportunity
Steady neighborhood occupancy and a deep renter base suggest durable leasing fundamentals, according to WDSuite’s CRE market data and multifamily property research. Elevated for-sale housing costs in Los Angeles County further support renter demand and pricing discipline.
The immediate area around 12661 Pierce St places residents in an Urban Core pocket of Pacoima with everyday needs close by. Grocery and dining access is strong relative to many neighborhoods nationwide, while park space, pharmacies, and cafes are more limited. For investors, this mix supports daily convenience for renters but indicates fewer lifestyle amenities within walking distance.
Neighborhood occupancy is 93.9%, which sits above national medians and points to stable leasing conditions at the sub-neighborhood level (occupancy refers to the neighborhood, not the property). The renter-occupied share is about 56%, indicating a substantial tenant pool that can underpin demand for a 24‑unit asset.
Within a 3‑mile radius, demographics show near‑term population stability with smaller household sizes over time, implying more households even with modest population shifts. Household incomes have trended higher, and median contract rents have risen historically with additional gains forecast, which together support rent growth potential and occupancy stability for workforce‑oriented product.
Ownership costs are elevated in the neighborhood relative to national norms, and the value‑to‑income ratio ranks in the upper tier nationally. This high‑cost ownership market tends to sustain reliance on multifamily rentals, which can aid lease retention and measured pricing power when paired with rent‑to‑income levels that remain manageable for many local households.
Safety indicators here compare favorably in national context. According to WDSuite’s CRE market data, this neighborhood scores in the top quartile nationally for overall safety metrics, and recent estimates show notable year‑over‑year declines in both property and violent offense rates. These are neighborhood‑level signals and may not capture block‑by‑block variation, but they suggest improving conditions relative to broader benchmarks.
Proximity to major corporate employers supports a broad renter pool and commute convenience for workforce tenants, including Charter Communications, Disney, Avery Dennison, and Farmers Insurance Exchange.
- Charter Communications — corporate offices (6.1 miles)
- Radio Disney — corporate offices (9.0 miles)
- Disney — corporate offices (9.2 miles) — HQ
- Avery Dennison — corporate offices (11.7 miles) — HQ
- Farmers Insurance Exchange — corporate offices (12.5 miles) — HQ
Built in 1983, this 24‑unit asset is newer than much of the surrounding housing stock, offering competitive positioning versus older inventory while leaving room for targeted upgrades to systems and finishes over a hold period. Neighborhood occupancy at 93.9% and a majority renter‑occupied share indicate depth of demand that can support leasing stability and disciplined rent management.
According to CRE market data from WDSuite, elevated home values and a high value‑to‑income ratio reinforce reliance on multifamily housing in this part of Los Angeles County, supporting tenant retention and measured pricing power. Within a 3‑mile radius, smaller household sizes and projected increases in households point to a broader tenant base over time, even as population trends remain steady, which can help sustain occupancy.
- 1983 vintage offers competitive positioning vs. older stock and potential value‑add through targeted upgrades
- Neighborhood occupancy of 93.9% supports leasing stability (neighborhood metric, not property)
- Elevated ownership costs in Los Angeles County sustain renter demand and bolster pricing discipline
- Within 3 miles, smaller household sizes and more households expand the renter pool over time
- Risks: fewer nearby parks/pharmacies and modest amenity depth; manage leasing with realistic rent steps