| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 30th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12850 Branford St, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1978 |
| Units | 28 |
| Transaction Date | 2008-06-01 |
| Transaction Price | $111,500 |
| Buyer | MOREHEAD PATRICIA |
| Seller | HELPER EILEEN |
12850 Branford St, Pacoima CA Value-Add Multifamily
Neighborhood occupancy is in the mid-90s and ownership costs are elevated for Los Angeles, supporting renter demand according to WDSuite’s CRE market data.
Pacoima functions as an inner-suburb workforce hub within the Los Angeles-Long Beach-Glendale metro, with renter demand supported by a balanced tenure mix within a 3-mile radius and neighborhood-level occupancy at 94.6% (measured for the neighborhood, not the property). Elevated home values in the area indicate a high-cost ownership market, which can reinforce reliance on multifamily housing and help sustain occupancy stability.
Daily-needs access is a relative strength: grocery and pharmacy availability score in the top decile nationally (93rd and 96th percentiles), while immediate cafe and park density is limited. For investors, this mix points to steady utility-driven living patterns and potential retention, even if lifestyle amenities are more dispersed.
Within a 3-mile radius, households have grown modestly despite a slight population contraction, and average household size has trended smaller. This combination typically broadens the renter pool and supports stable leasing, with median incomes rising and contract rents advancing over recent years based on commercial real estate analysis from WDSuite.
Construction patterns nearby skew slightly newer than the subject’s 1978 vintage (neighborhood average 1983). The older vintage suggests capital planning and value-add potential to improve competitiveness against newer stock while positioning for durable renter demand.
Relative to neighborhoods nationwide, this area trends safer than average overall, with crime metrics around the 79th percentile for safety. Recent data also indicates sharp year-over-year declines in both property and violent offenses, placing improvement measures among the top percentiles nationally. These are neighborhood-level indicators and should be weighed alongside property-specific security measures and asset management practices.
Proximity to regional media and corporate employers supports a broad commuter tenant base and can aid retention. Notable nearby employers include telecommunications and entertainment headquarters and offices listed below.
- Charter Communications — telecommunications (4.8 miles)
- Radio Disney — media (7.3 miles)
- Disney — entertainment (7.7 miles) — HQ
- Avery Dennison — materials & labeling (10.6 miles) — HQ
- Live Nation Entertainment — live entertainment (11.5 miles) — HQ
12850 Branford St offers a 28-unit footprint in an inner-suburban Los Angeles location where neighborhood occupancy is in the mid-90s and the 3-mile area maintains a sizable renter-occupied share. The property’s 1978 vintage is older than nearby stock on average, creating a straightforward value-add path through targeted renovations and systems upgrades to strengthen competitive positioning and support rent trade-outs.
High-cost homeownership in the neighborhood (well above national norms) underpins renter reliance on multifamily housing, while household counts within 3 miles have inched higher even as population edged down — a pattern consistent with smaller household sizes and a broader tenant base. According to CRE market data from WDSuite, local rents and incomes have trended upward, which can support occupancy stability and disciplined pricing, albeit with prudent attention to affordability and lease management.
- Occupancy stability at the neighborhood level and a balanced 3-mile renter base support durable leasing.
- 1978 vintage provides clear value-add and capital planning opportunities to outperform slightly newer nearby stock.
- High-cost ownership market reinforces multifamily demand and potential retention advantages.
- Nearby media and corporate employers broaden the commuter tenant pool and support leasing velocity.
- Risks: older systems may require near-term capex; amenity dispersion and modest population slippage warrant conservative underwriting.