| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 30th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12405 San Fernando Rd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1983 |
| Units | 22 |
| Transaction Date | 2015-10-16 |
| Transaction Price | $3,650,000 |
| Buyer | Charboneau Family Trust |
| Seller | Sylmar Suites,LLC |
12405 San Fernando Rd Sylmar Multifamily Investment
Neighborhood multifamily occupancy is in the top quartile nationally, supporting leasing stability for a 22-unit asset, according to WDSuite’s CRE market data.
Sylmar’s Urban Core setting offers a balanced renter base and durable occupancy. The neighborhood s multifamily occupancy (neighborhood) ranks in the top quartile nationally and above the Los Angeles metro median, a signal that tenant demand has been resilient through cycles based on CRE market data from WDSuite.
Local amenity density is mixed: restaurants and cafes are competitive among Los Angeles neighborhoods (85th–90th national percentiles), while immediate grocery, pharmacy, park, and childcare options are thinner. For residents, that typically means solid dining/coffee access with some reliance on short drives for daily needs.
Ownership costs are elevated for the area (home values around the 90th national percentile and a high value-to-income ratio), which tends to reinforce reliance on rental housing and can support pricing power and retention for well-managed assets. Rent-to-income sits below national norms, indicating less acute affordability pressure and room for disciplined revenue management.
Within a 3-mile radius, household counts have grown recently and are projected to expand further over the next five years alongside rising median incomes. Forecasts also point to gradually smaller household sizes, which can broaden the renter pool and support occupancy stability. Average school ratings trail national medians, which investors should weigh when targeting tenant profiles, but the area s renter-occupied share remains competitive among metro peers, indicating depth of demand.
Relative safety compares favorably in a regional and national context. The neighborhood ranks within the top quartile among 1,441 Los Angeles metro neighborhoods and sits in the higher national percentiles for safety metrics, indicating comparatively lower reported crime versus many U.S. neighborhoods.
Recent trend data also shows year-over-year declines in both violent and property offenses, suggesting momentum in the right direction. As always, safety can vary by block and over time, so prudent underwriting should incorporate up-to-date, property-level diligence in addition to these neighborhood indicators.
Proximity to major employers supports a stable renter base by shortening commutes to telecommunications, life sciences, insurance, media, and pharmaceutical distribution offices listed below.
- Charter Communications telecommunications (9.2 miles)
- Thermo Fisher Scientific life sciences (11.1 miles)
- Farmers Insurance Exchange insurance (11.4 miles) HQ
- Radio Disney media (11.8 miles)
- AmerisourceBergen pharmaceutical distribution (11.8 miles)
This 22-unit, 1983-vintage property offers durable occupancy potential in a neighborhood where occupancy (neighborhood) ranks above the metro median and in the top quartile nationally. The asset s vintage is newer than the area s average building stock, pointing to competitive positioning versus older properties while still leaving room for targeted modernization and value-add upgrades. Elevated ownership costs in the area help sustain multifamily demand, and rent-to-income levels indicate manageable affordability pressure that can support retention and steady lease trade-outs, according to CRE market data from WDSuite.
Within a 3-mile radius, forecasts show rising household counts and income growth over the next five years, which supports a larger tenant base and revenue potential. Amenity access skews toward dining and cafes, with thinner immediate grocery and park options a factor to consider in marketing and resident services. Overall, the combination of strong neighborhood occupancy, high-cost ownership context, and value-add runway frames a balanced long-term thesis.
- Top-quartile neighborhood occupancy supports leasing stability
- 1983 vintage offers modernization and value-add upside versus older stock
- High ownership costs reinforce renter reliance, aiding pricing power and retention
- 3-mile forecasts show household and income growth, expanding the renter pool
- Risks: thinner immediate grocery/park access and below-average school ratings