| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 53rd | Fair |
| Amenities | 33rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13811 Glenoaks Blvd, Rancho Cascades, CA, 91342, US |
| Region / Metro | Rancho Cascades |
| Year of Construction | 1985 |
| Units | 60 |
| Transaction Date | 2015-03-17 |
| Transaction Price | $9,600,000 |
| Buyer | 13811 GLENHILL BLVD LLC |
| Seller | ROVEN FAMILY LLC |
13811 Glenoaks Blvd Rancho Cascades Multifamily Investment
Neighborhood occupancy and rent levels indicate steady renter demand supported by a high-cost ownership market, according to WDSuite’s CRE market data. For investors, the setting points to durable leasing conditions with measured pricing power rather than outsized volatility.
This suburban pocket of Los Angeles County carries a C+ neighborhood rating with amenity access that is mixed: cafes score well compared with many areas nationally, while parks and pharmacies are limited locally. Grocery access is comparatively solid. For renters, the day-to-day living feels residential and auto-oriented, with lifestyle conveniences clustered in a few nodes rather than evenly distributed.
Neighborhood occupancy is near the national middle, suggesting generally stable leasing conditions without acute supply-demand stress. The surrounding ownership market posts elevated home values (high national percentile), which tends to sustain renter reliance on multifamily housing and supports retention. Median rents in the neighborhood track on the higher side for the nation, yet rent-to-income levels indicate manageable affordability pressure relative to incomes, an important consideration for lease management.
Within a 3-mile radius, demographics show a large family presence and a renter-occupied share around one-third of housing units, which points to a meaningful tenant base for a 60-unit asset. Recent years showed modest population softening, but forward-looking estimates indicate increases in households, signaling a larger tenant base that can support occupancy stability. These dynamics align with what investors expect to see in suburban Los Angeles submarkets in current commercial real estate analysis.
The asset’s 1985 vintage is older than the neighborhood’s average construction year, creating potential for targeted capital improvements and value-add repositioning. Thoughtful upgrades to interiors and building systems can sharpen competitive standing against younger stock while managing capex exposure.
Neighborhood safety indicators compare favorably at the national level, with the area landing in the top quartile nationwide. Recent year-over-year estimates show notable decreases in both property and violent offense rates, reinforcing a constructive safety trend compared with many U.S. neighborhoods, based on WDSuite’s data.
As always, safety can vary by block and over time; investors should review current, property-specific information and consider on-site measures and lighting as part of operational planning.
Nearby corporate offices in healthcare, life sciences, telecommunications, and insurance broaden the employment base and support renter demand through commute convenience. The employers listed below reflect the primary drivers relevant to workforce housing in this area.
- AmerisourceBergen — pharmaceutical distribution (9.9 miles)
- Charter Communications — telecommunications (11.1 miles)
- Boston Scientific Neuromodulation — medical devices (11.3 miles)
- Thermo Fisher Scientific — life sciences (11.4 miles)
- Farmers Insurance Exchange — insurance (12.1 miles) — HQ
13811 Glenoaks Blvd offers a 60-unit footprint in a suburban Los Angeles setting where neighborhood occupancy trends are around the national middle and home values sit in a high national percentile—factors that typically sustain multifamily renter demand and aid retention. Based on CRE market data from WDSuite, median neighborhood rents are elevated for the nation while rent-to-income levels suggest manageable affordability pressure, supporting steady collections when paired with disciplined lease management.
The property’s 1985 vintage is older than the area’s average construction year, pointing to value-add potential through unit renovations and selective system upgrades to compete with newer stock. Within a 3-mile radius, households are projected to increase, implying a larger tenant base that can help support occupancy stability over the hold period. Amenity density is uneven locally, so targeted resident services and parking/commute convenience can complement the investment thesis.
- High home-value context reinforces renter reliance and supports retention
- Rent-to-income levels suggest manageable affordability pressure for lease management
- 1985 vintage offers value-add opportunities with targeted capex
- Proximity to regional employers underpins tenant demand and retention
- Risk: uneven amenity density and auto-oriented setting; monitor occupancy drift