| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11998 Terra Bella St, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1985 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11998 Terra Bella St Sylmar Multifamily Investment
Neighborhood occupancy is in the mid-90% range, supporting stable rent rolls according to WDSuite’s CRE market data, while a sizable renter-occupied base points to consistent tenant demand in this part of Sylmar.
Situated in Los Angeles County’s Sylmar area, the property benefits from an Urban Core setting where neighborhood occupancy trends are solid and NOI per unit performance ranks in the top quartile nationally. At the neighborhood level, roughly half of housing units are renter-occupied, indicating depth in the tenant pool and a foundation for leasing stability.
Retail access is a clear strength: grocery density is top quartile nationally and among the top quartile of the 1,441 Los Angeles metro neighborhoods, with restaurants and cafes also competitive across the metro. This concentration of daily-needs retail supports resident convenience and reduces friction for workforce renters. By contrast, limited nearby park and pharmacy counts suggest fewer lifestyle and healthcare-adjacent amenities within close range.
Ownership costs in the neighborhood are elevated relative to incomes, which tends to sustain reliance on multifamily rentals and can aid pricing power and retention for well-managed assets. Rent-to-income levels are moderate for the area, helping mitigate affordability pressure and supporting lease management and renewals.
Demographic indicators aggregated within a 3-mile radius show recent population softness, but projections point to a modest rebound in population alongside a notable increase in household counts over the next five years. A shift toward smaller average household sizes would expand the renter pool and support occupancy stability for professionally managed properties.
Based on WDSuite’s data, overall crime levels in the neighborhood test better than national averages, placing the area in a comparatively safer tier versus many U.S. neighborhoods. Year-over-year, both property and violent offense indicators show meaningful improvement, suggesting a favorable near-term trend rather than a one-off data point.
As with any Los Angeles submarket, safety varies by block and over time. For investors, the trajectory and relative positioning versus national benchmarks are the key signals, and here those indicators point to improving conditions that can support renter retention and reduce operational friction.
The employment base within commuting distance blends telecom, media, entertainment, materials, and life sciences, supporting workforce housing demand and helping underpin leasing stability. Notable nearby employers include Charter Communications, Radio Disney, Disney, Avery Dennison, and Thermo Fisher Scientific.
- Charter Communications — telecommunications (5.96 miles)
- Radio Disney — media (8.96 miles)
- Disney — entertainment (9.08 miles) — HQ
- Avery Dennison — materials & packaging (11.36 miles) — HQ
- Thermo Fisher Scientific — life sciences (13.22 miles)
Built in 1985, the asset presents a practical value-add or modernization opportunity: systems and interiors may benefit from targeted updates to enhance competitiveness against newer stock. Neighborhood fundamentals are supportive, with occupancy in the mid-90% range and NOI per unit performance testing in the top quartile nationally; according to CRE market data from WDSuite, elevated home values relative to income in the area tend to reinforce sustained renter demand.
Within a 3-mile radius, forecasts call for modest population growth and a more pronounced increase in household counts, implying smaller household sizes and a larger tenant base over time. Combined with manageable rent-to-income levels locally, these dynamics support lease retention and measured pricing power, while strong access to daily-needs retail bolsters livability for residents.
- Mid-90% neighborhood occupancy and top-quartile NOI per unit support income stability
- 1985 vintage offers value-add/modernization potential to lift rents and retention
- High ownership costs versus income sustain renter reliance and support demand
- 3-mile outlook shows rising household counts and a growing renter pool
- Risks: limited park/pharmacy access, below-average school ratings, and recent population softness