| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 30th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12107 El Dorado Ave, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1979 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12107 El Dorado Ave, Sylmar Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by a high-cost ownership market, according to CRE market data from WDSuite. The asset’s 32-unit scale in Sylmar positions it for durable leasing with room for operational optimization.
Sylmar’s neighborhood fundamentals point to durable renter demand. The area posts a high neighborhood occupancy rate that is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 416 out of 1,441) and sits in the top quartile nationally by occupancy, based on CRE market data from WDSuite. Median neighborhood rents trend above many U.S. locations, and the share of renter-occupied housing is meaningful at roughly two-fifths of units, indicating a sizable tenant base for multifamily operators.
Livability is mixed: cafe and restaurant density is comparatively strong (both scoring well versus national peers), while immediate access to groceries, parks, and pharmacies is thinner within the neighborhood footprint. For leasing, this pattern typically favors residents who prioritize quick-service dining and local services, with some reliance on nearby districts for daily essentials.
Home values in the neighborhood sit in a higher national percentile alongside a high value-to-income ratio. In investor terms, this reflects a high-cost ownership market that tends to reinforce reliance on rental housing and can support pricing discipline and lease retention for well-managed properties. School ratings in the area track below national averages, which may temper appeal for some family renters but does not preclude steady workforce demand.
Demographic indicators aggregated within a 3-mile radius show households have increased despite prior population softness, and projections point to further household growth with slightly smaller average household sizes. For owners, a rising household count and a modest shift toward smaller households typically expand the renter pool and support occupancy stability. These forward signals align with multifamily property research trends observed across comparable LA submarkets in WDSuite’s dataset.
Vintage context: The property was built in 1979, newer than the neighborhood’s average construction year. That positioning can be competitively favorable versus older stock, though investors should still plan for targeted modernization and systems updates as part of capital planning.
Safety indicators for the neighborhood compare favorably in a national context. Overall, the area ranks among the safer segments of the Los Angeles-Long Beach-Glendale metro (rank 95 out of 1,441), placing it in the top quartile nationally for multiple crime measures, according to WDSuite’s CRE market data.
Estimated violent offense rates are positioned in a high national safety percentile, and recent data shows a pronounced year-over-year decline in estimated violent and property offenses. While crime conditions can vary by block and over time, the directional trend has been improving and stands above metro averages on several metrics.
Nearby corporate offices across telecommunications, life sciences, insurance, and media/entertainment broaden the employment base and support renter demand through commute convenience. The employers below reflect the closest cluster relevant to workforce housing in Sylmar.
- Charter Communications — telecommunications (8.7 miles)
- Thermo Fisher Scientific — life sciences (11.1 miles)
- Farmers Insurance Exchange — insurance (11.3 miles) — HQ
- Radio Disney — media (11.3 miles)
- Disney — entertainment (11.6 miles) — HQ
12107 El Dorado Ave offers a 32-unit footprint in a neighborhood exhibiting high occupancy and a renter base supported by elevated ownership costs. The 1979 vintage is newer than the local average, suggesting relative competitiveness versus older stock while still presenting opportunities for targeted upgrades to enhance NOI. According to CRE market data from WDSuite, neighborhood rents and occupancy trend above many national benchmarks, and a rising household count within a 3-mile radius indicates a larger tenant base over the next several years.
Investor positioning benefits from proximity to diverse employment nodes and from an ownership market that sustains rental reliance, aiding lease retention and pricing discipline. Key watchpoints include thinner immediate access to daily-needs retail within the neighborhood footprint and below-average school scores, which may narrow certain renter segments but have historically not impeded workforce demand.
- High neighborhood occupancy and solid renter concentration support leasing stability
- 1979 vintage is newer than local average, with scope for targeted modernization to lift NOI
- Elevated ownership costs bolster rental demand and pricing discipline for well-run assets
- Risks: thinner daily-needs retail and below-average school scores may narrow some renter segments