| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 30th | Poor |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12711 Branford St, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1987 |
| Units | 100 |
| Transaction Date | 2015-07-14 |
| Transaction Price | $17,750,000 |
| Buyer | PJBV-15, LLC |
| Seller | Branford Villa Partners, LP |
12711 Branford St Pacoima Multifamily Investment
This 100-unit property benefits from stable neighborhood occupancy rates exceeding 98%, supported by strong rental demand fundamentals according to CRE market data from WDSuite.
Located in an urban core neighborhood of Los Angeles County, this area demonstrates solid fundamentals for multifamily investors. Neighborhood-level occupancy reaches 98.3%, ranking in the 91st percentile nationally among comparable neighborhoods, indicating strong tenant retention and absorption dynamics. The rental market maintains stability with 37.8% of housing units occupied by renters, supporting consistent demand for multifamily properties.
Built in 1987, this property aligns with the neighborhood's average construction vintage of 1994, suggesting potential value-add opportunities through strategic capital improvements. The area's median contract rent of $1,715 positions competitively within the Los Angeles metro, with rent growth of 31% over the past five years reflecting sustained pricing power.
Demographics within a 3-mile radius show a population of approximately 198,000 residents with median household income of $75,078. Forecasted data suggests household income growth of 41% through 2028, potentially expanding the qualified renter pool. The neighborhood offers practical amenities including 3.25 grocery stores per square mile (91st percentile nationally) and substantial childcare access (97th percentile nationally), supporting family-oriented tenant retention.
Housing affordability dynamics favor rental demand, with median home values at $630,186 representing a value-to-income ratio that can sustain renter reliance on multifamily housing. The rent-to-income ratio of 0.23 suggests manageable affordability for area renters, supporting lease renewal stability and occupancy maintenance.
Safety metrics for this neighborhood show improving trends that support resident retention. Property crime rates have declined significantly by 86% over the past year, while violent crime rates decreased by 94%, both ranking in the 99th percentile nationally for improvement. These positive trends in crime reduction can contribute to tenant satisfaction and lease renewal rates.
Current property offense rates of 122.7 per 100,000 residents rank in the 63rd percentile nationally, indicating moderate safety levels compared to other urban neighborhoods. The substantial year-over-year crime reductions suggest ongoing community improvements that may enhance the area's appeal to prospective tenants.
The property benefits from proximity to major corporate employers that provide workforce housing demand, including entertainment, telecommunications, and insurance companies within reasonable commuting distance.
- Charter Communications — telecommunications (4.8 miles)
- Radio Disney — entertainment media (7.4 miles)
- Disney — entertainment & media HQ (7.7 miles)
- Live Nation Entertainment — entertainment services HQ (10.5 miles)
- Avery Dennison — industrial materials HQ (10.6 miles)
This 100-unit property built in 1987 presents a solid multifamily investment opportunity anchored by exceptional neighborhood occupancy fundamentals. With local occupancy rates at 98.3% ranking in the 91st percentile nationally, the asset benefits from proven tenant demand and retention dynamics. The vintage offers potential value-add upside through strategic capital improvements while maintaining competitive positioning within the neighborhood's building stock.
Demographic projections within the 3-mile radius support sustained rental demand, with household count expected to grow 34% and median income forecast to increase 41% through 2028. According to multifamily property research from WDSuite, these fundamentals combined with declining crime rates and strong employment proximity create favorable conditions for long-term occupancy stability and potential rent growth.
- Neighborhood occupancy rates exceed 98%, ranking 91st percentile nationally
- Projected 34% household growth and 41% income growth through 2028
- 1987 vintage offers value-add potential through strategic improvements
- Proximity to major employers including Disney and Charter Communications
- Risk consideration: Monitor rent-to-income ratios and potential ownership competition