| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 53rd | Fair |
| Amenities | 33rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15500 Foothill Blvd, Rancho Cascades, CA, 91342, US |
| Region / Metro | Rancho Cascades |
| Year of Construction | 1985 |
| Units | 35 |
| Transaction Date | 2021-06-05 |
| Transaction Price | $7,240,000 |
| Buyer | 15500 FOOTHILL LLC |
| Seller | 15500 FOOTHILL LLC |
15500 Foothill Blvd Rancho Cascades Multifamily Investment
Neighborhood rents trend in the upper tier of the Los Angeles metro while rent-to-income remains manageable, supporting tenant retention and steady leasing, according to WDSuite’s CRE market data. Elevated home values in the area further reinforce reliance on multifamily housing.
This suburban pocket of Rancho Cascades offers a balanced setup for workforce renters: neighborhood occupancy sits near the national midpoint, while median contract rents benchmark in the higher end of metro comparables. At the same time, a relatively low rent-to-income ratio indicates limited affordability pressure, which can aid lease management and reduce turnover risk.
Local amenity access is mixed. Cafes per square mile rank competitive among Los Angeles neighborhoods (ranked against 1,441), and grocery availability is above the national midpoint, but park and pharmacy densities are thin within the immediate neighborhood. Investors should underwrite resident convenience primarily to retail clusters along arterial corridors rather than extensive neighborhood parkland.
Tenure skews more owner-occupied in the 3-mile radius, with an estimated 36.8% of housing units renter-occupied. For multifamily, that signals a defined but not saturated renter base, often aligning with stable, needs-based demand rather than transience.
Within a 3-mile radius, demographics show a large adult population, rising incomes, and a projected increase in households over the next five years, which points to a larger tenant base and supports occupancy stability. Elevated home values (top decile nationally) and a high value-to-income ratio (above most U.S. neighborhoods) indicate a high-cost ownership market, which typically sustains multifamily demand and supports pricing power in well-positioned assets.
Construction trends in the neighborhood skew newer than average, while the subject property dates to 1985. The older vintage introduces capital planning needs but can present value-add upside through targeted renovations to compete against younger stock.
Neighborhood safety indicators compare favorably in a national context. Overall crime conditions are in the safer tiers nationally (top quartile), and both property and violent offense estimates track better than the U.S. average. Recent year-over-year estimates also suggest notable declines in incident rates, a constructive signal for perception and leasing, though investors should continue to monitor trends at the metro and submarket levels.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area performs above the metro median on safety-related measures, offering a relative advantage versus many peer neighborhoods. As always, property-level security, lighting, and resident engagement remain important to sustain on-the-ground outcomes.
Nearby employment is anchored by healthcare, life sciences, distribution, and telecom offices, supporting commuter convenience and a diversified renter base. Key nodes include AmerisourceBergen, Charter Communications, Boston Scientific Neuromodulation, Thermo Fisher Scientific, and Farmers Insurance.
- AmerisourceBergen — distribution & pharma services (9.8 miles)
- Charter Communications — telecom & media offices (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
Built in 1985 with 35 units averaging roughly 533 square feet, the property competes in a neighborhood where rents benchmark high for the metro and ownership costs are elevated, sustaining renter reliance on multifamily. Based on CRE market data from WDSuite, neighborhood occupancy trends near the national midpoint, while rent-to-income levels remain comparatively manageable — a combination that supports steady leasing with room for strategic pricing in well-maintained assets.
The asset’s older vintage relative to the neighborhood’s newer housing stock creates a practical value-add path: targeted interior updates and systems upgrades can sharpen competitiveness against newer comparables. Within a 3-mile radius, projections indicate household growth and rising incomes over the next five years, expanding the tenant base and reinforcing long-term demand, though amenity gaps (notably limited parks and pharmacies nearby) and ongoing capital needs should be incorporated into underwriting.
- High-cost ownership market supports durable multifamily demand and pricing power.
- Occupancy near national median with manageable rent-to-income aids retention and lease stability.
- 1985 vintage offers clear value-add levers via renovations and modernization.
- 3-mile outlook points to rising incomes and more households, expanding the renter base.
- Risks: limited nearby park/pharmacy amenities and ongoing capex to compete with newer stock.