| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 64th | Good |
| Amenities | 41st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8614 Foothill Blvd, Sunland, CA, 91040, US |
| Region / Metro | Sunland |
| Year of Construction | 1983 |
| Units | 48 |
| Transaction Date | 1994-04-05 |
| Transaction Price | $98,000 |
| Buyer | CHUN SHIU FAT |
| Seller | MA GEORGE WEE KENG |
8614 Foothill Blvd Sunland Multifamily Investment
Owner-leaning neighborhood dynamics with rising household growth point to steady renter demand, according to WDSuite s CRE market data. Newer 1983 vintage versus local stock supports competitive positioning with pragmatic value-add potential.
8614 Foothill Blvd sits in an Inner Suburb pocket of Los Angeles County rated B- among 1,441 metro neighborhoods. The area s typical construction year skews to the early 1970s; this property s 1983 vintage is newer than the neighborhood average (1972), which generally helps compete against older stock while still warranting selective system upgrades or modernization to sharpen leasing.
Daily convenience is mixed. Caf e9 density ranks 541 of 1,441 in the Los Angeles-Long Beach-Glendale metro (competitive among metro neighborhoods) and restaurants trend above national medians, but mapped grocery, park, and pharmacy counts within the neighborhood are limited. For investors, this suggests marketing around nearby corridors and delivery options rather than walk-to retail as the primary draw.
Neighborhood-level income performance is a relative strength: NOI per unit sits in the top quartile nationally, and average school ratings around 3.0 out of 5 land above national medians, which can support retention for family renters. Home values rank in the high national percentiles, indicating a high-cost ownership market; this typically sustains reliance on multifamily rentals and can support pricing power when supply is balanced.
Tenure and demographics point to evolving demand. The neighborhood s renter-occupied share is comparatively low, signaling an owner-leaning base today; however, within a 3-mile radius, recent population growth and an increase in households are evident, with projections indicating further population growth and more households over the next five years. This trajectory implies a larger tenant base over time, supporting occupancy stability as new renters enter or remain in the market. These dynamics, paired with median rents that sit below many core LA submarkets, frame a practical workforce demand story for investors conducting multifamily property research.
Safety trends compare favorably in a broader context. The neighborhood s overall safety profile places it in the top quintile nationally, reflecting relatively lower crime levels compared with many U.S. neighborhoods. Recent year-over-year data also indicate meaningful declines in both property and violent offenses, reinforcing an improving backdrop for resident retention and leasing.
Investors should still underwrite property-level security and lighting as standard practice, but the comparative trend suggests the area is competitive among Los Angeles neighborhoods and has been moving in a positive direction.
Proximity to telecom and entertainment employers underpins a diverse commuter base and supports weekday leasing stability for workforce renters. Key nearby employers include Charter Communications, Disney, Radio Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications telecom (4.3 miles)
- Disney media & entertainment (7.1 miles) HQ
- Radio Disney media (7.4 miles)
- Avery Dennison packaging & materials (8.0 miles) HQ
- Live Nation Entertainment entertainment offices (11.0 miles)
The investment case centers on durable renter demand supported by high ownership costs and an expanding local tenant pool. Home values rank in the upper national percentiles and value-to-income ratios are elevated, which typically reinforces reliance on rentals and can aid pricing power when supply additions are measured. Within a 3-mile radius, recent population growth and projections for additional household growth point to a larger tenant base that supports occupancy stability over the medium term. Neighborhood-level NOI per unit performance sits in the top quartile nationally, according to CRE market data from WDSuite, underscoring income resilience compared with many peer areas.
Built in 1983, the property is newer than the area s 1970s average, offering competitive positioning versus older stock while leaving room for targeted value-add through unit and system modernization. Underwriting should account for an owner-leaning neighborhood tenure mix and uneven amenity coverage, but proximity to major employment nodes and steady household formation trends present balanced long-term fundamentals.
- High-cost ownership market supports sustained renter reliance and pricing power
- 3-mile radius shows population and household growth, expanding the tenant base
- Newer 1983 vintage vs. local stock enables competitive positioning with value-add upside
- Neighborhood NOI per unit trends in the top quartile nationally, supporting income stability
- Risks: owner-leaning tenure and limited walkable groceries/parks/pharmacies warrant targeted amenities and marketing