| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 71st | Best |
| Amenities | 92nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10511 Lindley Ave, Porter Ranch, CA, 91326, US |
| Region / Metro | Porter Ranch |
| Year of Construction | 1975 |
| Units | 119 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10511 Lindley Ave Porter Ranch Multifamily Investment
Neighborhood fundamentals point to durable renter demand supported by strong amenity access and an above‑average renter concentration, according to WDSuite’s CRE market data. Occupancy figures cited refer to the surrounding neighborhood, not the property itself.
The property sits within the Los Angeles-Long Beach-Glendale metro where the immediate neighborhood is rated A and ranks 77th of 1,441 metro neighborhoods overall, placing it in the top quartile locally. Amenity access is a notable strength: the area’s amenity rank (102 of 1,441) is competitive among Los Angeles neighborhoods and national amenity measures trend in the 90th percentile range for grocery, restaurants, pharmacies, and cafes—supporting daily convenience and lease retention.
Renter-occupied housing represents a sizable share of local units (64.4%), signaling a deep tenant base for multifamily owners. Neighborhood occupancy is around the national upper third based on WDSuite data, though it has softened modestly over five years—suggesting steady but not overheated conditions where disciplined lease management can sustain performance.
Within a 3‑mile radius, demographics indicate a large consumer base with rising household counts despite a slight population dip in recent years; projections point to renewed population growth and more households over the next five years. This combination typically expands the renter pool and supports occupancy stability, particularly for well-maintained, serviceable unit mixes.
Ownership costs are elevated relative to incomes in the neighborhood context, and home values benchmark high nationally. That high‑cost ownership market tends to reinforce reliance on rental housing, while neighborhood rent levels and a rent‑to‑income profile in lower national percentiles point to manageable affordability pressure that can aid lease retention and reduce turnover risk.
Safety indicators compare favorably. The neighborhood’s crime rank sits in the stronger tier at 215 out of 1,441 Los Angeles metro neighborhoods, and national positioning is above average (higher percentiles indicate safer conditions). Recent trend data from WDSuite shows notable declines in both property and violent offense estimates year over year, suggesting improving conditions.
While safety metrics are encouraging relative to both metro peers and national comparisons, investors should monitor trend volatility at the neighborhood level over time rather than relying on a single year snapshot.
Nearby corporate offices provide diversified white‑collar employment that supports demand for quality rentals and reduces commute friction for residents. The employment base includes life sciences, insurance, media, and distribution—key drivers for leasing stability mentioned below.
- Thermo Fisher Scientific — life sciences (6.3 miles)
- Farmers Insurance Exchange — insurance (6.8 miles) — HQ
- Charter Communications — telecommunications (11.3 miles)
- AmerisourceBergen — pharma distribution (12.5 miles)
- Disney — media & entertainment (13.6 miles) — HQ
This asset benefits from a top‑quartile neighborhood in the Los Angeles MSA with strong amenity access, a sizable renter-occupied share, and occupancy measures that remain above national midpoints. Elevated home values in the area underpin renter reliance on multifamily, while neighborhood NOI per unit compares favorably at a national level, indicating competitive operating performance among nearby assets.
Forward demand signals are constructive: within a 3‑mile radius, household counts are projected to rise and incomes trend higher, expanding the tenant base and supporting lease‑up and retention. Based on commercial real estate analysis using WDSuite as the data source, these factors suggest durable demand with room for value‑add through targeted unit and common‑area enhancements, balanced by close attention to leasing discipline as occupancy has eased modestly from prior peaks.
- Top‑quartile neighborhood standing and strong amenity access support leasing and retention
- High-cost ownership market reinforces rental demand and pricing power potential
- Deep renter-occupied share indicates a broad tenant base for multifamily units
- 3‑mile outlook shows growing households and income, supporting occupancy stability
- Risks: modest softening in neighborhood occupancy; ongoing capital planning typical for legacy assets