| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11886 Foothill Blvd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1980 |
| Units | 80 |
| Transaction Date | 1994-07-12 |
| Transaction Price | $2,664,000 |
| Buyer | STATE STREET BANK & TRUST COMPANY |
| Seller | CONSOLIDATED RECONVEYANCE COMPANY |
11886 Foothill Blvd Sylmar Multifamily Investment
Renter demand is supported by a high-cost ownership market and steady neighborhood occupancy, according to WDSuite’s CRE market data. Positioning focuses on workforce households seeking value relative to nearby Los Angeles submarkets.
Situated in Sylmar within the Los Angeles metro, the property benefits from strong daily-needs access: grocery density ranks competitively among 1,441 metro neighborhoods and scores in a high national percentile, while cafes and restaurants are also well-represented. Formal park, pharmacy, and childcare facilities are sparse in the immediate area, which may inform amenity programming (on-site play areas, wellness features) rather than reliance on nearby public options.
Neighborhood occupancy is modestly above national norms, supporting income stability for workforce-oriented assets. Housing metrics test in the upper national percentiles, and median home values are elevated for the area, which reinforces reliance on multifamily rentals and can aid lease retention and pricing discipline. For investors, this points to durable baseline demand rather than outsized lease-up risk.
Tenure dynamics show meaningful renter-occupied share at the neighborhood level, indicating a deep tenant base; within a 3-mile radius, renter concentration is closer to two-fifths of housing units, which still supports ongoing leasing activity. Average household sizes trend larger locally, aligning with practical floorplans and family-oriented features; the property’s average unit size can appeal to these households.
Three-mile demographics indicate a recent population dip but near-term projections point to a return to slight population growth alongside an increase in households and a gradual reduction in average household size. That combination can expand the renter pool over time and support occupancy stability. School ratings trend below national averages, which may place more emphasis on on-site community quality and convenience. This context, based on commercial real estate analysis from WDSuite, suggests demand is more needs-driven than lifestyle-premium driven.
Safety indicators compare favorably versus many Los Angeles neighborhoods and land around the upper half nationally. The area’s crime profile tests above average in national safety percentiles, and recent data shows notable year-over-year improvement in both property and violent offense rates. Taken together, this suggests conditions that are competitive among metro submarkets without positioning the asset as a low-crime outlier.
As with any urban-core location, operators should continue standard security practices and lighting/camera coverage to protect common areas and parking. The comparative framing here reflects neighborhood-level trends, not property-specific incidents.
Nearby corporate offices anchor a diverse employment base that supports renter demand and commute convenience, particularly in telecommunications, media/entertainment, and headquarters functions highlighted below.
- Charter Communications — telecommunications (5.9 miles)
- Radio Disney — media (8.9 miles)
- Disney — entertainment (9.0 miles) — HQ
- Avery Dennison — materials & packaging (11.3 miles) — HQ
- Live Nation Entertainment — live events (13.8 miles) — HQ
Built in 1980, the asset is slightly older than the area’s average vintage, creating clear value-add potential through targeted renovations and systems upgrades while competing on unit size and practicality. Elevated ownership costs in the surrounding area and neighborhood occupancy that sits modestly above national norms support a steady renter base and income durability.
Within a 3-mile radius, recent softness in population is expected to stabilize with a modest uptick ahead, while household counts are projected to rise and average household size to ease. That combination typically broadens the tenant pool and supports leasing velocity; according to CRE market data from WDSuite, local housing and rent metrics score in higher national percentiles, aligning with a needs-driven, workforce renter profile rather than discretionary luxury.
- Older 1980 vintage points to renovation and systems modernization upside.
- Elevated home values reinforce reliance on rentals, aiding retention and pricing power.
- Neighborhood occupancy and renter concentration support stable demand and collections.
- Employment access to major media and corporate offices underpins workforce demand.
- Risks: below-average school ratings, limited parks/childcare nearby, and modest recent population softness.