| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11840 Foothill Blvd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 2003 |
| Units | 73 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11840 Foothill Blvd, Sylmar CA Multifamily Investment
Positioned in Los Angeles’ Urban Core, the asset benefits from above-median national occupancy and a high-cost ownership landscape that sustains renter demand, according to WDSuite’s CRE market data.
Located in Sylmar within the Los Angeles-Long Beach-Glendale metro, the property sits in a neighborhood rated C with an Urban Core profile. Neighborhood occupancy is 94.1%, which places it above the national median while sitting mid-pack within the metro (891 of 1,441 Los Angeles neighborhoods). For investors, this points to demand support for stabilized operations rather than outsized lease-up risk.
The area’s renter-occupied share trends high versus national norms (87th percentile), signaling a deeper tenant base for multifamily. Within a 3-mile radius, demographic data show a modest population contraction over the last five years but forecasts indicate slight population growth and a notable increase in households alongside smaller average household sizes. This shift can expand the renter pool and support occupancy stability.
Access to daily needs is a relative strength: grocery and dining density rank in the national 90s percentiles, while cafes are also abundant. Parks, pharmacies, and formal childcare options are thinner immediately nearby, which may influence amenity programming and tenant mix. Average school ratings sit in the lower national percentiles, an underwriting consideration for family-oriented demand and leasing strategy.
Home values and ownership costs are elevated (value-to-income ratio in the 91st national percentile), which tends to reinforce renter reliance on multifamily and can aid pricing power and lease retention. Median contract rents at the neighborhood level are also in the upper national deciles, aligning with Los Angeles’ high-cost context; operators should balance this with income trends to manage affordability pressure and renewal risk.
Vintage positioning is favorable: the asset’s 2003 construction is newer than the neighborhood’s average 1987 stock, offering competitive appeal versus older buildings. Investors should still plan for targeted systems modernization to sustain performance against newer deliveries.
Safety metrics present a mixed but improving picture. Compared with Los Angeles neighborhoods, this area ranks 293 out of 1,441 on crime (lower rank indicates more crime), placing it among locations that warrant routine property-level security and lighting best practices. Nationally, overall crime readings land around the 78th percentile, indicating comparatively better outcomes than many U.S. neighborhoods, while violent offense levels track near the national midpoint.
Year over year, estimated offense rates have improved materially, with property and violent categories showing some of the strongest declines nationally. For investors, these trends can support tenant retention and operating stability, but prudent measures—such as access control, visibility, and coordination with local resources—remain advisable.
Nearby corporate offices across media, communications, and manufacturing provide a broad employment base that supports renter demand and commute convenience for residents. The bullets below highlight prominent employers within roughly 6–14 miles that can influence leasing stability.
- Charter Communications — communications (5.8 miles)
- Radio Disney — media offices (8.8 miles)
- Disney — corporate offices (9.0 miles) — HQ
- Avery Dennison — manufacturing & corporate (11.3 miles) — HQ
- Live Nation Entertainment — entertainment corporate offices (12.2 miles)
11840 Foothill Blvd offers 73 units built in 2003, positioning it newer than much of the surrounding 1980s-era stock and competitive for renters seeking modern systems and finishes. Neighborhood occupancy sits above the national median with rents in upper national deciles, while a high-cost ownership market supports renter reliance on multifamily and can help sustain pricing power. Based on CRE market data from WDSuite, the neighborhood also benefits from strong access to daily-needs retail and dining, alongside improving safety trends that favor retention-focused operations.
Within a 3-mile radius, forecasts point to slight population growth and a larger household count alongside smaller household sizes—conditions that can expand the renter pool and support occupancy stability. The property’s relative vintage advantage should help it compete effectively against older nearby stock, though targeted capital planning for systems modernization remains prudent.
- 2003 vintage offers competitive positioning versus older neighborhood stock
- Above-median national occupancy and strong daily-needs access support stable operations
- High-cost ownership market reinforces renter demand and pricing power
- 3-mile outlook shows more households and smaller sizes, expanding the renter pool
- Risks: lower school ratings and limited parks/pharmacies near the site require leasing and amenity strategy