| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 20th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10870 Laurel Canyon Blvd, San Fernando, CA, 91340, US |
| Region / Metro | San Fernando |
| Year of Construction | 1984 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10870 Laurel Canyon Blvd San Fernando Multifamily Investment
Neighborhood occupancy trends are steady and competitive for the metro, supporting leasing stability; according to WDSuite’s CRE market data, elevated ownership costs in Los Angeles County help sustain renter demand in this inner-suburban location.
Situated in an inner-suburban pocket of the Los Angeles-Long Beach-Glendale metro, the neighborhood carries a C- rating with performance that is mixed but investable: occupancy is above the metro median (rank 687 of 1,441 neighborhoods) and in the top half nationally, indicating demand durability relative to many U.S. areas. The asset’s 1984 vintage is slightly newer than the neighborhood’s average construction year (1981), suggesting competitive positioning versus older stock while still warranting capital planning for aging systems or modernization.
Local retail access leans practical rather than lifestyle-focused. Grocery and pharmacy presence scores strong nationally (roughly top decile to top quintile), while restaurants are also dense (top decile nationally), supporting everyday convenience and drive-by traffic. By contrast, cafes and parks are sparse in this neighborhood (ranks near the bottom among 1,441 metro neighborhoods), which can temper lifestyle appeal but does not typically undermine workforce-oriented renter demand.
Within a 3-mile radius, demographics show a modest population contraction in recent years with households edging up and projected to grow further, implying smaller average household sizes and a gradual renter pool expansion. Median incomes have risen and are forecast to advance, while contract rents are projected to increase as well—factors that support rent growth potential but call for attention to affordability and retention strategies. School ratings in the neighborhood trail metro norms, which may matter for family-oriented leasing and should be reflected in marketing and amenity programming.
Ownership costs are elevated versus national norms (home values and value-to-income ratio are both very high nationally), which tends to reinforce reliance on rental housing and supports pricing power for well-managed product. At the same time, the immediate neighborhood shows a lower renter concentration than many Los Angeles submarkets, so tapping the broader 3‑mile catchment—where renter-occupied share is materially higher—can deepen the tenant base and support occupancy.
Safety indicators compare favorably to many U.S. neighborhoods, with overall crime conditions in the upper-national percentiles and violent incidents around the national midpoint—useful context for renter confidence and retention. Importantly, both violent and property offenses show notable year-over-year improvement, which, while not a guarantee of future performance, points to a constructive trend for operational stability.
Relative to the Los Angeles-Long Beach-Glendale metro, the neighborhood tracks above average on several safety measures; when benchmarking nationally, it falls in the stronger half for property offenses and near the middle for violent offenses. Investors should continue monitoring local trends and building-level security measures as part of ongoing asset management.
Proximity to major corporate employers supports commuter convenience and a durable renter base, particularly for workforce and mid-income households. Key nearby employment nodes include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications — corporate offices (7.3 miles)
- Radio Disney — corporate offices (9.8 miles)
- Disney — corporate offices (10.2 miles) — HQ
- Thermo Fisher Scientific — corporate offices (10.7 miles)
- Farmers Insurance Exchange — corporate offices (10.8 miles) — HQ
This 27‑unit 1984-vintage asset positions as workforce multifamily in an inner-suburban Los Angeles location with steady neighborhood occupancy and strong everyday retail access. The vintage is slightly newer than the neighborhood average, offering competitive positioning versus older stock while still warranting targeted system upgrades or value-add modernization to enhance rentability. Elevated ownership costs in the area and increasing household incomes support sustained rental housing reliance, while the broader 3‑mile catchment’s renter presence and projected household growth point to a deeper tenant base over time. According to CRE market data from WDSuite, occupancy in the neighborhood sits above the metro median and in the stronger half nationally, underscoring leasing stability potential.
Balance these advantages with measured risks: local population has trended down and school ratings are low, cafes/parks are limited, and affordability management will matter as rents and incomes rise. Execution that prioritizes retention, practical amenities, and operational efficiency should help capture demand from nearby employment centers and the larger three-mile trade area.
- Steady neighborhood occupancy above metro median, supporting leasing stability
- 1984 vintage offers competitive positioning with targeted value-add or systems upgrades
- Elevated ownership costs and rising incomes reinforce rental demand and pricing power
- Access to major employers within ~7–11 miles underpins commuter-driven renter demand
- Risks: softer school ratings, limited parks/cafes, and population softness require careful retention and affordability management