| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 30th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12129 El Dorado Ave, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 2008 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12129 El Dorado Ave Sylmar Multifamily Investment
Neighborhood occupancy is in the top quartile nationally, supporting steady leasing conditions according to WDSuite’s CRE market data. This positioning can help underpin income stability while investors evaluate rent growth and capital plans.
Located in Sylmar within the Los Angeles metro, the property sits in a neighborhood with strong renter demand signals: neighborhood occupancy is above the metro median and in the top quartile nationally, per WDSuite. Median contract rents in the neighborhood have risen over the last five years, while a rent-to-income profile indicative of manageable affordability pressure helps support retention for well-managed assets.
The area’s ownership market is high cost relative to incomes (nationally high value-to-income percentile), which tends to sustain reliance on multifamily housing and deepen the tenant base. At the same time, the share of housing units that are renter-occupied in the neighborhood is around two-fifths, suggesting a balanced renter concentration that can support demand without excessive competitive pressure from transient turnover.
Amenities trend toward dining and cafés (neighborhood ranks competitively on restaurant and café density), though there are fewer grocery, pharmacy, and park options within the immediate neighborhood. For investors, this mix points to convenience for everyday dining with some reliance on short drives for daily needs—factors that matter for marketing and resident experience but are not typically determinative for stabilized leasing in workforce-oriented submarkets.
School ratings in the neighborhood average below national norms, which family-oriented renters may weigh during housing searches. However, the asset’s 2008 construction stands newer than the neighborhood’s older average vintage, offering relative competitive positioning versus much of the local stock; selective modernization of common areas and systems could further differentiate the property without requiring a full repositioning.
Demographic statistics aggregated within a 3-mile radius show households have grown even as average household size has edged lower, indicating more, smaller households entering the market. Forecasts point to additional household growth and rising median incomes through 2028, which can expand the renter pool and support occupancy stability for quality assets, based on commercial real estate analysis from WDSuite.
According to WDSuite, the neighborhood benchmarks in the top quartile nationally for safety, with violent offense estimates positioned favorably versus many U.S. neighborhoods. Recent data also indicate meaningful year-over-year declines in both violent and property offense estimates, suggesting an improving trend rather than a deterioration.
Safety conditions vary across the Los Angeles metro, so investors should evaluate property-level security measures and block-level context during diligence. Still, the combination of nationally competitive benchmarks and recent downward trends provides a constructive backdrop for resident retention.
Nearby employment nodes feature telecom, life sciences, insurance, and media/entertainment offices that support commuter convenience and multifamily renter demand. Notable employers include Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney.
- 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 (11.7 miles) — HQ
This 60-unit, 2008-vintage asset offers a newer profile than much of the surrounding housing stock, providing competitive positioning with potential for targeted value-add through common-area refreshes and system upgrades. Neighborhood occupancy stands in the top quartile nationally and above the metro median, which can help support stable cash flows, according to CRE market data from WDSuite.
Within a 3-mile radius, household counts are rising and average household size is easing, pointing to more, smaller households that can expand the renter pool. A high-cost ownership landscape locally reinforces demand for multifamily, while income growth trends and proximity to diverse employment nodes underpin leasing fundamentals. Primary considerations include thinner walk-to daily-needs retail and below-average school ratings, which should be factored into marketing and amenity strategy.
- 2008 vintage out-positions older neighborhood stock; scope for selective value-add to drive competitiveness
- Neighborhood occupancy in top quartile nationally supports income stability
- Within 3 miles, rising household counts and income growth expand the renter base
- High-cost ownership market reinforces multifamily demand and pricing resilience
- Risks: fewer nearby groceries/pharmacies and below-average school ratings; plan for amenity strategy and targeted marketing