| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 31st | Poor |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 499 S Kalisher St, San Fernando, CA, 91340, US |
| Region / Metro | San Fernando |
| Year of Construction | 2006 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
499 S Kalisher St San Fernando Multifamily Investment
Newer-vintage units in an Urban Core pocket with strong daily amenities and a high-cost ownership backdrop support steady renter demand, according to WDSuite s CRE market data.
The surrounding neighborhood rates B+ and sits within Los Angeles-Long Beach-Glendale. Daily needs are well covered: grocery, dining, and pharmacy access register in the top national percentiles, and the area ranks 46 out of 1,441 metro neighborhoods for amenities — a competitive position that helps leasing and retention for workforce and lifestyle renters.
Neighborhood occupancy runs above national medians and has trended up over the past five years, supporting baseline stability for operators. Renter-occupied housing represents roughly one-third of units locally, indicating a meaningful, diversified tenant base without being overwhelmingly renter-heavy — a mix that can aid collections consistency in varied cycles.
Within a 3-mile radius, households have grown modestly despite a slight population contraction, pointing to smaller average household sizes and a broader set of renting households. Forward-looking estimates in the same 3-mile radius indicate additional household growth alongside income gains, which can expand the renter pool and support occupancy and rent durability over the medium term.
Ownership costs are elevated relative to incomes in this part of Los Angeles County (high national percentiles for home values and value-to-income), which tends to reinforce reliance on multifamily housing. At the same time, rent-to-income levels trend on the lower side locally, suggesting manageable affordability pressure that can support lease retention and reduce turnover risk. School ratings average below the national midpoint, which may slightly temper demand from family renters but is often less determinative for smaller-unit mixes.
Safety indicators for the neighborhood are below national medians, with crime measures positioned in the lower national percentiles and a rank toward the back of the pack among 1,441 Los Angeles metro neighborhoods. Recent year-over-year estimates indicate an uptick in both property and violent offense rates, so investors should underwrite for practical security measures and tenant communications.
Comparatively, this profile is less favorable than many Los Angeles submarkets; however, operators commonly mitigate risk through lighting, access controls, and partnership with local authorities. Framing safety in underwriting and resident experience planning is advisable to sustain occupancy and retention.
Proximity to major corporate employers supports commuting convenience and a diversified renter base, notably across media, communications, life sciences, and insurance. Nearby anchors include Charter Communications, Radio Disney, Thermo Fisher Scientific, Disney, and Farmers Insurance.
- Charter Communications — communications (8.2 miles)
- Radio Disney — media (10.8 miles)
- Thermo Fisher Scientific — life sciences offices (11.1 miles)
- Disney — media & entertainment (11.2 miles) — HQ
- Farmers Insurance Exchange — insurance (11.2 miles) — HQ
Built in 2006, the property is materially newer than the area average vintage, providing a competitive position versus older stock while leaving room for targeted modernization as systems age. According to commercial real estate analysis from WDSuite, neighborhood occupancy trends sit above national medians and have improved over five years, while elevated ownership costs and strong daily amenities underpin multifamily demand.
Within a 3-mile radius, households have inched higher and are projected to grow further even as household sizes trend smaller, which supports a larger tenant base over time. Rent-to-income conditions appear comparatively manageable locally, aiding retention, though softer school ratings and below-average safety metrics are considerations for underwriting and operational planning.
- 2006 vintage offers competitive positioning versus older neighborhood stock, with selective CapEx/renovation upside
- Amenity-rich Urban Core location supports leasing velocity and day-to-day renter convenience
- Elevated ownership costs reinforce rental demand; rent-to-income levels support lease retention
- 3-mile household growth and smaller household sizes expand the renter pool over time
- Risks: below-average safety indicators and modest school ratings warrant security planning and careful underwriting