| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12793 Mercer St, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1998 |
| Units | 75 |
| Transaction Date | 1996-12-17 |
| Transaction Price | $808,000 |
| Buyer | TELACU HOUSING PACOIMA INC |
| Seller | ERGAS PAUL |
12793 Mercer St, Pacoima CA Multifamily Investment
Neighborhood fundamentals point to steady renter demand supported by a high-cost ownership market and solid amenity access, according to WDSuite s CRE market data. This commercial real estate analysis highlights balanced occupancy and proximity to major employers as key drivers to monitor.
Located in Pacoima within the Los Angeles-Long Beach-Glendale metro, the property sits in a neighborhood rated B- where amenity access ranks in the top quartile among 1,441 metro neighborhoods. Nationally, the area scores well for everyday convenience, with cafes, childcare, pharmacies, groceries, and restaurants all benchmarking well above most neighborhoods, reinforcing daily livability for residents and supporting leasing velocity.
Neighborhood occupancy trends are near the national middle with modest softening over the past five years, suggesting stable but competitive conditions for operators. The share of housing units that are renter-occupied is roughly one-third, indicating a meaningful renter base without oversaturation. For investors, this mix typically supports demand depth for conventional multifamily while requiring active lease management to maintain occupancy.
Within a 3-mile radius, demographics show a slight population contraction alongside small gains in household count and a trend toward smaller household sizes. Projections call for a meaningful increase in households over the next five years, which would expand the local renter pool and support occupancy stability even if population growth remains muted. Framing rents against incomes, neighborhood rent-to-income benchmarks indicate relatively manageable affordability pressure, which can aid retention and reduce turnover risk.
Ownership costs in the area are elevated by national standards, which tends to sustain reliance on multifamily rentals and can support pricing power for well-managed assets. The property s 1998 vintage is newer than the neighborhood s average construction year, offering relative competitiveness versus older stock, while still warranting capital planning for aging systems or selective modernization to capture value-add upside.
Safety indicators compare favorably against many neighborhoods nationwide, with the area landing in higher national percentiles for lower crime. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the neighborhood ranks among stronger cohorts for safety, and recent year-over-year measures show notable declines in both property and violent offenses. For investors, these trends help underpin resident retention and leasing stability, though ongoing monitoring remains prudent.
Nearby corporate offices create a broad employment base that supports renter demand and commute convenience, most notably in telecom, media/entertainment, materials, and insurance. The following employers are within a practical commute and help diversify the tenant base.
- Charter Communications telecom (6.6 miles)
- Radio Disney media (9.4 miles)
- Disney entertainment (9.6 miles) HQ
- Avery Dennison materials & packaging (12.1 miles) HQ
- Farmers Insurance Exchange insurance (12.6 miles) HQ
12793 Mercer St offers a 75-unit, late-1990s asset positioned in a high-cost ownership pocket of Los Angeles County, where elevated home values reinforce sustained renter reliance. Amenity access ranks well within the metro and benchmarks above national norms, supporting day-to-day livability and leasing momentum. According to CRE market data from WDSuite, neighborhood occupancy sits around the national middle with some softening over five years, favoring disciplined operations but still consistent with stable tenant demand.
Within a 3-mile radius, household counts have edged higher despite modest population contraction, and projections point to a meaningful increase in households alongside smaller average household sizes. For investors, that dynamic suggests a larger tenant base and ongoing demand for conventional units. The 1998 vintage is newer than the neighborhood average, offering relative competitive positioning versus older stock while calling for targeted capital planning to refresh interiors and building systems for durable performance.
- High-cost ownership market supports renter demand and pricing power for well-managed assets.
- Amenity-rich location with strong national percentiles for daily services boosts livability and retention.
- Household growth within 3 miles indicates a larger renter pool and supports occupancy stability.
- 1998 vintage provides relative competitiveness versus older stock with value-add and modernization upside.
- Risks: occupancy has moderated in recent years; active lease management and capex planning are important to sustain performance.