| 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 | 64 |
| Transaction Date | 2014-08-01 |
| Transaction Price | $10,075,000 |
| Buyer | Peter and Barbara Coeler |
| Seller | Shadow Trails Apts |
15520 Foothill Blvd Rancho Cascades Multifamily Investment
Neighborhood occupancy in Rancho Cascades trends around the low-90s, supporting steady leasing conditions according to WDSuite’s CRE market data. With elevated for-sale housing costs nearby, renter demand is reinforced for well-managed suburban assets.
Situated in a suburban pocket of Los Angeles County, the neighborhood rates C+ and is competitive among Los Angeles-Long Beach-Glendale metro neighborhoods in several investor-relevant categories. Cafés are relatively dense for the area (upper-tier nationally), while broader amenity coverage is thinner than the metro median — a typical tradeoff for suburban settings.
The local housing stock skews newer than the metro average (typical construction around 1999), while this property’s 1991 vintage is older, suggesting potential value-add via interior modernization and selective systems upgrades to sharpen competitive positioning against newer stock.
Renter-occupied housing share in the neighborhood sits near one-fifth, indicating a shallower renter base than core Los Angeles submarkets but one that can be durable for workforce-oriented properties. Neighborhood occupancy is around national averages, and median contract rents are in the upper national tier, which, paired with a rent-to-income profile near the national middle, points to manageable affordability pressure and supports lease retention.
Within a 3-mile radius, demographic data show modest population softness in recent years but an increase in households and families, implying smaller household sizes and a gradually expanding tenant base. Forward-looking 3-mile forecasts indicate growth in households and incomes, which can support occupancy stability and measured rent performance for quality operations, based on CRE market data from WDSuite.
Home values in the neighborhood rank in the top decile nationally, and the value-to-income ratio trends high for the U.S. This high-cost ownership market context typically sustains multifamily demand and can aid pricing power and lease-up consistency for well-positioned assets, while requiring attentive lease management to mitigate affordability pressure.
Safety compares favorably at the neighborhood level: indicators benchmark in the top quartile nationally, signaling comparatively lower offense rates than many U.S. neighborhoods. Recent trend data also point to year-over-year declines in both violent and property offenses, a constructive backdrop for resident retention and leasing.
As always, investors should evaluate submarket and property-level conditions alongside regional patterns; neighborhood metrics reflect performance relative to the Los Angeles metro and national baselines rather than block-level outcomes.
Proximity to established corporate employers supports a broad commuter tenant base and contributes to leasing durability for workforce housing. Key nearby employment nodes include AmerisourceBergen, Charter Communications, Boston Scientific Neuromodulation, Thermo Fisher Scientific, and Farmers Insurance.
- AmerisourceBergen — pharmaceuticals distribution (9.8 miles)
- Charter Communications — telecommunications offices (11.1 miles)
- Boston Scientific Neuromodulation — medical devices (11.2 miles)
- Thermo Fisher Scientific — life sciences (11.3 miles)
- Farmers Insurance Exchange — insurance services (12.1 miles) — HQ
This 64-unit, 1991-vintage asset offers scale with average unit sizes around 858 sq. ft., positioned in a suburban Los Angeles neighborhood where occupancy trends hover near national norms and homeownership costs are elevated. The vintage creates a clear path for value-add through interior refreshes and targeted capital planning, improving competitiveness against nearby stock that skews newer. According to CRE market data from WDSuite, neighborhood rents benchmark in an upper national tier while rent-to-income sits near the national middle, suggesting measured pricing power with prudent lease management.
Within a 3-mile radius, recent softness in population contrasts with an increase in households and families, and forward projections indicate further household growth and income gains — dynamics that typically expand the renter pool and support occupancy stability. A comparatively high-cost ownership landscape in the neighborhood reinforces reliance on rental housing, benefiting well-managed multifamily assets that balance retention and rent optimization.
- Value-add potential from 1991 vintage via interiors and selective systems upgrades
- Elevated neighborhood home values support sustained renter reliance and pricing power
- Household growth and income gains within 3 miles point to a larger renter base and occupancy stability
- Neighborhood rents in an upper national tier with rent-to-income near the middle support disciplined rent management
- Risks: thinner amenity coverage than metro cores and a smaller renter concentration may temper lease-up velocity