| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 24th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12000 Foothill Blvd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 2001 |
| Units | 49 |
| Transaction Date | 1994-12-29 |
| Transaction Price | $1,289,000 |
| Buyer | LIBRARY VILLAGE APARTMENTS LP |
| Seller | FOOTHILL INVESTORS |
12000 Foothill Blvd, Sylmar Multifamily Investment
Neighborhood occupancy sits in the mid-90s and renter-occupied housing is substantial for Los Angeles, supporting leasing stability according to WDSuite’s CRE market data.
Located in Sylmar within the Los Angeles-Long Beach-Glendale metro, the property delivers everyday convenience with strong food and grocery access. The neighborhood’s grocery density performs in the top decile nationally, and cafés similarly over-index, which supports daily foot traffic and resident convenience. By contrast, park and pharmacy access underperform, which may modestly influence lifestyle appeal for some renter cohorts.
At the neighborhood level, occupancy trends are above the U.S. median, and median contract rents benchmark in the upper national percentiles, signaling durable demand and established pricing power for stabilized assets. The local housing stock skews older than this asset: the property’s 2001 construction is newer than the neighborhood average vintage (1987), which can enhance competitive positioning versus older comparables while still warranting selective modernization as systems age.
Within a 3-mile radius, demographics show a large, family-oriented renter base with average household sizes above regional norms and a renter-occupied share around two-fifths. While population dipped modestly in recent years, forecasts point to renewed population growth and an increase in households alongside smaller average household sizes, expanding the prospective tenant pool and supporting occupancy stability.
Home values rank in the upper national percentiles and the value-to-income ratio trends high for the metro, indicating a high-cost ownership market that sustains reliance on rental housing. Rent-to-income levels remain manageable in this area, which helps retention and supports steady collections, though ongoing lease management will be important as rents continue to reset.
Safety indicators compare favorably versus national norms, with overall crime levels positioned in the upper national percentiles and violent incidents near the U.S. median, according to WDSuite’s CRE market data. Recent year-over-year readings show notable declines in both property and violent offense rates, a positive directional trend for investor risk assessment.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), this area performs above many peer neighborhoods on overall safety but remains mixed across categories. As always, investors should evaluate micro-location and property-level security measures as part of underwriting.
Proximity to a diversified employment base supports workforce housing demand and commute convenience, with access to media, entertainment, manufacturing, and insurance employers highlighted below.
- Charter Communications — telecommunications (6.1 miles)
- Disney — media & entertainment (9.3 miles) — HQ
- Avery Dennison — manufacturing & packaging (11.6 miles) — HQ
- Thermo Fisher Scientific — life sciences (13.1 miles)
- Farmers Insurance Exchange — insurance (13.3 miles) — HQ
This 49-unit asset built in 2001 is positioned against older neighborhood stock, offering relative competitiveness with scope for targeted updates that can enhance renter appeal. Neighborhood occupancy trends sit above the national median, and the area’s strong grocery and café density supports daily convenience—factors that help underpin leasing and retention. Based on commercial real estate analysis from WDSuite, home values and ownership costs are elevated versus national norms, which supports sustained rental demand, while rent-to-income levels remain manageable for many households.
Within a 3-mile radius, forecasts indicate modest population growth, a meaningful increase in households, and smaller average household sizes—signals that point to a broader renter pool over the medium term. While school ratings trail metro benchmarks and park/pharmacy access is limited, the employment corridor and diversified nearby industries provide demand depth that can support stable operations through cycles.
- 2001 vintage versus older submarket stock creates competitive positioning with selective modernization potential
- Neighborhood occupancy above the U.S. median and strong daily amenities support leasing stability
- High-cost ownership market reinforces renter reliance; rent-to-income remains manageable for retention
- 3-mile forecasts point to household growth and smaller household sizes, expanding the renter pool
- Risks: lower school ratings and limited parks/pharmacy access may affect some family renter demand