| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 53rd | Fair |
| Amenities | 33rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15520 Foothill Blvd, Rancho Cascades, CA, 91342, US |
| Region / Metro | Rancho Cascades |
| Year of Construction | 1991 |
| Units | 71 |
| Transaction Date | 2014-08-13 |
| Transaction Price | $10,075,000 |
| Buyer | COELER PETER |
| Seller | SHADOW TRAILS APARTMENTS |
15520 Foothill Blvd Rancho Cascades Multifamily Investment
Positioned in a suburban Los Angeles submarket with occupancy roughly around the national middle, the asset benefits from a durable renter base supported by an owner-leaning housing mix and elevated ownership costs, according to WDSuite’s CRE market data.
Rancho Cascades sits within the Los Angeles-Long Beach-Glendale metro and is rated C+ among 1,441 metro neighborhoods. Amenity access is mixed: cafes are comparatively dense (nationally above average), while parks, pharmacies, and childcare are thinner locally. This balance points to day-to-day convenience with some gaps investors should consider when positioning amenities and services on-site.
Neighborhood occupancy trends track near the national middle, suggesting steady but competitive leasing conditions relative to stronger Los Angeles nodes. Home values sit in a higher-cost ownership context (nationally in the upper decile), which tends to sustain rental demand and support pricing power for well-maintained product. Median rents in the neighborhood are also on the higher side nationally, reinforcing the need for disciplined lease management and attention to rent-to-income levels.
The property’s 1991 vintage is slightly older than the local average year built, indicating potential value-add through targeted renovations and systems updates to stay competitive against newer stock. An owner-leaning housing base indicates a moderate renter concentration, which can support stability for quality multifamily assets while calling for focused marketing to capture the available renter pool.
Within a 3-mile radius, demographics indicate a large family-oriented base and steady household counts; forward-looking estimates point to an increase in households alongside slightly smaller average household size. For multifamily investors, that combination implies a broader tenant base over time and supports occupancy stability for thoughtfully positioned units and amenities, based on CRE market data from WDSuite.
Relative to Los Angeles metro peers, the neighborhood ranks favorably for safety (competitive among 1,441 metro neighborhoods) and reads above the national median. National percentiles for both violent and property offenses indicate a generally safer profile than many U.S. neighborhoods.
Recent year estimates also show notable declines in both violent and property offense rates, a positive trend investors can monitor as part of ongoing risk assessment and tenant retention planning. As always, block-level conditions vary, so prudent diligence around the immediate surroundings and property operations is recommended.
Proximity to diversified employers supports commuter demand and lease retention, with nearby anchors spanning pharmaceutical distribution, telecommunications, medical devices, life sciences, and insurance.
- AmerisourceBergen — pharmaceutical distribution (9.8 miles)
- Charter Communications — telecommunications (11.1 miles)
- Boston Scientific Neuromodulation — medical devices (11.2 miles)
- Thermo Fisher Scientific — life sciences (11.3 miles)
- Farmers Insurance Exchange — insurance (12.1 miles) — HQ
This 71-unit, 1991-vintage asset in Rancho Cascades offers a balanced risk-return profile: neighborhood occupancy sits near the national middle while a high-cost ownership landscape underpins steady renter reliance on multifamily housing. The slightly older vintage creates clear value-add pathways via in-unit upgrades and building systems modernization to compete with newer supply.
Within a 3-mile radius, forecasts indicate an increase in households and a modest shift toward smaller household sizes, expanding the renter pool and supporting leasing durability over the medium term. Nearby employment centers across telecom, life sciences, and insurance add depth to commuter demand. According to commercial real estate analysis from WDSuite, neighborhood rents and incomes are elevated nationally, so asset performance will hinge on precise rent setting and resident retention strategies.
- Owner-leaning area with elevated home values that supports multifamily demand and pricing power.
- 1991 vintage enables targeted value-add to enhance competitiveness versus newer stock.
- Household growth and smaller average household size within 3 miles broaden the tenant base.
- Diversified nearby employers support commuter demand and lease stability.
- Risks: moderate renter concentration and amenity gaps require focused leasing and retention execution.