| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11821 Foothill Blvd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1986 |
| Units | 116 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11821 Foothill Blvd Sylmar Multifamily Investment
Neighborhood occupancy has held in the mid-90s with resilient renter demand supported by elevated ownership costs, according to WDSuite’s CRE market data. For investors, this points to steady leasing fundamentals in a workforce-oriented pocket of Los Angeles.
Sylmar’s Urban Core setting offers everyday convenience that supports renter retention. Neighborhood amenities skew practical rather than luxury, with especially strong access to groceries and cafés compared with neighborhoods nationwide, while park and pharmacy options are limited nearby. For investors, this mix favors day‑to‑day livability and reduces reliance on long commutes for basics.
Rents in the neighborhood sit on the higher side for the region and have grown meaningfully over the last five years, and occupancy has remained in the mid‑90s. Median home values in the area are elevated relative to many U.S. neighborhoods (top national tier), which tends to sustain multifamily demand by reinforcing reliance on rental housing and supporting pricing power where unit quality is competitive.
The neighborhood’s renter concentration is close to half of housing units, indicating a sizable tenant base for multifamily. Within a 3‑mile radius, demographic statistics show a slight population contraction in recent years but a projected return to growth, alongside smaller average household sizes. For owners, that combination can expand the renter pool over time and support occupancy stability if product is maintained to market expectations.
School ratings in the neighborhood track below national averages, which investors should consider in positioning for family households; however, the submarket’s convenience retail and service access helps underpin day‑to‑day livability. Based on CRE market data from WDSuite, net operating income performance per unit in the neighborhood ranks among stronger peer areas nationally, signaling durable fundamentals when assets are managed to local demand.
Safety indicators in this neighborhood compare favorably at the national level, with crime levels positioned above many neighborhoods nationwide. Recent data also points to a notable year‑over‑year decline in both property and violent incidents, suggesting improving conditions.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), safety varies street to street as in any urban core; investors should underwrite with standard controls (lighting, access, and on‑site management) and review the latest block‑group trends as part of due diligence.
Proximity to major employers supports a broad commuter tenant base and helps leasing stability. Nearby nodes include Charter Communications, Radio Disney, The Walt Disney Company, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — telecommunications offices (5.9 miles)
- Radio Disney — media offices (8.9 miles)
- Disney — entertainment studios (9.0 miles) — HQ
- Avery Dennison — materials & labeling (11.3 miles) — HQ
- Live Nation Entertainment — entertainment offices (12.2 miles)
Built in 1986, this 116‑unit asset aligns with local vintage norms while offering clear value‑add potential through selective modernization of interiors and common areas. According to CRE market data from WDSuite, neighborhood occupancy has remained solid and NOI per unit trends are competitive nationally, supported by an elevated home‑ownership cost environment that sustains renter reliance on multifamily housing.
Within a 3‑mile radius, demographics point to a projected uptick in population and households alongside smaller average household sizes, which typically broadens the renter base and supports lease‑up and retention. Amenity access is strong for daily needs, though schools rate below national averages and park access is limited, factors to consider in unit mix strategy and resident experience planning.
- Stable neighborhood occupancy and strong per‑unit NOI trends support cash‑flow durability
- 1986 vintage offers value‑add upside via targeted renovations and systems modernization
- Elevated ownership costs in the area reinforce multifamily demand and pricing power
- Projected growth in nearby households expands the tenant base over the medium term
- Risks: below‑average school ratings and limited park access; maintain competitive finishes and on‑site amenities to offset