| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 30th | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9825 Laurel Canyon Blvd, Pacoima, CA, 91331, US |
| Region / Metro | Pacoima |
| Year of Construction | 1986 |
| Units | 50 |
| Transaction Date | 2015-12-10 |
| Transaction Price | $9,686,000 |
| Buyer | LIANG & BO LLC |
| Seller | PATEL SUMANT |
9825 Laurel Canyon Blvd Pacoima Multifamily Investment
Neighborhood occupancy around 93% and a renter-occupied share near the mid‑40s indicate a deep tenant base and steady leasing, according to WDSuite’s CRE market data. Positioned in Los Angeles County’s Urban Core, the asset benefits from strong local service amenities and a high-cost ownership market that tends to sustain rental demand.
Pacoima sits within the Los Angeles-Long Beach-Glendale metro and scores a C+ neighborhood rating with an Urban Core profile. Amenity access is competitive among 1,441 Los Angeles metro neighborhoods (ranked 528 of 1,441), with grocery and pharmacy density in the top decile nationally, supporting day-to-day convenience that underpins renter retention. Average school ratings land modestly above the national midpoint, which can help family-oriented leasing.
Occupancy in the neighborhood measures about 93.5% (above the national median), while the share of housing units that are renter-occupied is roughly 44%, signaling stable multifamily demand without overreliance on transient tenants. Median contract rents in the surrounding area remain below many Westside submarkets yet have trended upward over the last five years, reinforcing pricing power potential when combined with steady occupancy.
Within a 3‑mile radius, demographic statistics show households increasing modestly over the last period despite a softer population trend, implying smaller household sizes and ongoing renter pool replenishment. Looking ahead, projections indicate further growth in household counts and incomes alongside a gradual decline in average household size, which supports continued depth of demand for professionally managed rentals and can aid occupancy stability.
Home values in the neighborhood rank in the top decile nationally, and the value‑to‑income ratio sits near the top percentile. In investor terms, this is a high‑cost ownership environment that tends to sustain multifamily reliance and can support renewal capture and lease retention. That said, rent‑to‑income levels suggest some affordability pressure, so disciplined lease management remains important for minimizing turnover.
The property’s 1986 vintage is newer than the neighborhood’s average construction year (1958), offering relative competitiveness versus older local stock. Investors should still plan for ongoing system updates and potential common‑area/curb‑appeal refreshes to position the asset against younger Class B/C+ comparables.
Neighborhood safety indicators compare favorably overall: crime measures sit around the 80th percentile nationally (safer than many U.S. neighborhoods), and both property and violent offense estimates show notable year‑over‑year declines, according to CRE market data from WDSuite. In metro context, the area performs above the median among 1,441 Los Angeles neighborhoods, supporting resident retention and lowering operational disruption risk.
As always, safety conditions can vary block to block and over time. Investors should validate current patterns with recent comps, ownership feedback, and on‑the‑ground observations to calibrate security measures and underwriting assumptions.
Nearby corporate employers provide diverse white‑collar and media/technology demand drivers and commute‑convenient jobs that can support leasing velocity and renewal stability. Notable names include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Live Nation Entertainment.
- Charter Communications — telecommunications (5.5 miles)
- Radio Disney — media (8.0 miles)
- Disney — entertainment (8.4 miles) — HQ
- Thermo Fisher Scientific — life sciences (11.0 miles)
- Live Nation Entertainment — entertainment (11.1 miles)
9825 Laurel Canyon Blvd is a 50‑unit, family‑sized community (average units near 1,000 SF) in a renter‑reliant pocket of Los Angeles County’s Urban Core. Neighborhood occupancy is approximately 93.5%, and the renter‑occupied share is in the mid‑40s, indicating a large tenant base and support for leasing stability. The 1986 vintage is newer than the area’s mid‑century average, suggesting relative competitiveness versus older stock with potential value‑add via interiors and building systems.
Within a 3‑mile radius, household counts and incomes are projected to rise while average household size moderates, pointing to ongoing renter pool expansion and sustained demand for professionally managed units. According to CRE market data from WDSuite, the neighborhood operates in a high‑cost ownership context with strong grocery/pharmacy access and improving safety indicators — a combination that can underpin renewals and pricing discipline while warranting attention to affordability management.
- Stable neighborhood occupancy and sizable renter‑occupied base support consistent leasing
- 1986 vintage offers competitive position versus older local stock with value‑add upside
- High‑cost ownership market reinforces multifamily reliance and renewal capture
- Diverse nearby employers (media, telecom, life sciences) bolster demand across cycles
- Risk: affordability pressure and amenity gaps (limited parks/cafes) require careful lease and capex planning