| 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 | 2002-12-30 |
| Transaction Price | $2,066,000 |
| Buyer | HOPKINS TIMOTHY |
| Seller | D T EL DORADO LP |
12107 El Dorado Ave Sylmar Multifamily Investment
Neighborhood occupancy has been resilient, supporting leasing stability for this 32-unit asset, according to WDSuite’s CRE market data.
Situated in Sylmar within the Los Angeles metro, the property benefits from a neighborhood with strong renter demand signals: the neighborhood s occupancy is high (97.1% for the neighborhood, not the property), and NOI per unit trends are competitive among metro peers (above the metro median by rank). Caf e9 and restaurant density score well nationally (around the top quartile), while day-to-day staples like groceries, parks, and pharmacies are sparser within the immediate neighborhood footprint a practical consideration for resident convenience and leasing.
The 1979 vintage is newer than the area s average construction year (1962), suggesting relative competitiveness versus older stock, while still warranting targeted modernization or system upgrades as part of a value-add or capital plan. Neighborhood renter-occupied share sits at 40.4%, indicating a sizable tenant base and demand depth for multifamily product.
Within a 3-mile radius, demographics show households increased over the last five years and are projected to expand further by 2028, even as average household size trends down. This combination typically supports a larger renter pool and steadier absorption of right-sized units. Median incomes have grown meaningfully, and forecast rent levels continue to trend upward, which can support pricing power when paired with asset-specific improvements and effective lease management.
Home values in the neighborhood are elevated for the national context, reflecting a high-cost ownership market that tends to reinforce renter reliance on multifamily housing. Rent-to-income levels remain manageable locally, which can aid retention and reduce turnover risk when operators maintain a balanced approach to renewals and amenities.
Safety indicators present a mixed but constructive picture. By national comparison, the neighborhood s crime measures fall in the upper percentiles (top quartile nationally), while its rank sits below average versus Los Angeles peers (closer to the higher-crime end among 1,441 metro neighborhoods). Recent trend data points to notable year-over-year declines in both violent and property offense estimates, which, if sustained, can support renter confidence and leasing stability. As always, investors should review submarket and property-level security measures and monitor trend continuity.
Proximity to diversified employers underpins workforce housing demand and commute convenience, with nearby corporate offices spanning media, insurance, and life sciences that can support tenant retention.
- Charter Communications corporate offices (8.7 miles)
- Thermo Fisher Scientific life sciences offices (11.1 miles)
- Farmers Insurance Exchange insurance (11.3 miles) HQ
- Radio Disney media & entertainment offices (11.3 miles)
- Disney media & entertainment (11.6 miles) HQ
This 32-unit, 1979-built asset sits in a high-occupancy Los Angeles neighborhood where renter demand remains durable and the ownership market is comparatively high-cost, supporting reliance on multifamily. The vintage is newer than the neighborhood average, offering competitive positioning versus older stock and potential value-add via modernization. According to CRE market data from WDSuite, neighborhood occupancy is above metro averages by rank, while national amenity positioning is strong for dining and caf e9 access. Within a 3-mile radius, households have grown and are projected to increase further, with smaller average household sizes factors that can expand the renter pool and support steady absorption.
Income growth in the 3-mile area has outpaced prior periods and forecast rent levels continue to rise, improving the case for measured rent growth and upgrade programs tied to unit livability. Operators should balance this backdrop against practical considerations: limited immediate neighborhood access to groceries and parks, below-average school ratings, and a safety profile that ranks weaker versus the metro but compares more favorably at the national level.
- High neighborhood occupancy and sizeable renter base support leasing stability
- 1979 vintage newer than area average, with value-add potential through targeted upgrades
- Household growth and smaller household sizes (3-mile radius) point to renter pool expansion
- Elevated home values reinforce reliance on rentals, aiding pricing power when managed well
- Risks: limited nearby staples and parks, lower school ratings, and metro-relative safety rank