| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 31st | Poor |
| Amenities | 69th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12767 San Fernando Rd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1983 |
| Units | 24 |
| Transaction Date | 2025-04-23 |
| Transaction Price | $5,000,000 |
| Buyer | 610 INVESTMENTS 25-3 LLC |
| Seller | ANMAR PROPERTIES LLC |
12767 San Fernando Rd Sylmar Multifamily Investment
Neighborhood occupancy is exceptionally tight with a strong renter base, according to WDSuite’s CRE market data, signaling durable demand for well-positioned units in this Inner Suburb pocket of Los Angeles. Elevated ownership costs in the area further support renter reliance, helping stabilize leasing through cycles.
Located in Sylmar within Los Angeles County’s Inner Suburb fabric, the property benefits from neighborhood-level occupancy that is at the top of the metro distribution, indicating limited vacant stock and support for pricing discipline. This is a neighborhood metric, not specific to the property, but it points to favorable leasing conditions for multifamily assets nearby.
Livability drivers show a mixed but investable profile. Amenities score above national norms with cafes, parks, and pharmacies placing in strong national percentiles, while the immediate grocery presence is thinner, suggesting residents often rely on nearby districts for full-service grocers. Average school ratings trend below national benchmarks, which may matter for family-oriented leasing strategies.
Housing and tenure dynamics are relevant for demand depth. At the neighborhood level, renter-occupied share is high, indicating a broad tenant pool for multifamily operators. Within a 3-mile radius, the area is more ownership-leaning, which can introduce some competition from for-sale options; however, high home values in Los Angeles reinforce sustained demand for rental housing and can aid lease retention.
Demographic data aggregated within a 3-mile radius indicates modest population movement over the past five years alongside an increase in households, pointing to smaller average household sizes and a diversified renter pool. Forward-looking projections show households expanding into the medium term, which supports occupancy stability for well-managed assets.
The asset’s 1983 vintage is slightly newer than the neighborhood’s early-1980s average. That positioning typically offers an edge versus older competing stock while still warranting selective modernization and systems updates to strengthen competitive standing and capture value-add upside.
Safety indicators present a nuanced picture. Within the Los Angeles metro (1,441 neighborhoods), this neighborhood experiences relatively higher crime than many peers. At the same time, national comparisons are more favorable, with overall safety metrics placing in the top quartile nationally and recent year-over-year declines in both violent and property offenses, according to WDSuite’s CRE data trends.
For investors, the takeaway is to underwrite with local operating practices in mind—such as lighting, access control, and resident screening—while recognizing that broader national benchmarking and recent trend improvements help moderate perceived risk.
Nearby employment centers provide a diversified demand base and reasonable commute sheds for renters, led by telecommunications, life sciences, pharmaceutical distribution, insurance, and entertainment offices noted below.
- Charter Communications — telecommunications (9.7 miles)
- Thermo Fisher Scientific — life sciences (10.9 miles)
- AmerisourceBergen — pharmaceutical distribution (11.3 miles)
- Farmers Insurance Exchange — insurance (11.3 miles) — HQ
- Radio Disney — media & entertainment (12.3 miles)
This 24-unit, 1983-vintage asset offers a practical value-add foothold in a Los Angeles Inner Suburb where neighborhood occupancy sits at the top of the metro range, supporting steady leasing and limited downtime. Elevated for-sale housing costs in the area underpin renter reliance, while rent-to-income levels indicate manageable affordability pressure that can aid renewal retention. Based on commercial real estate analysis from WDSuite, these fundamentals compare favorably with wider metro trends for stabilized workforce housing.
Unit sizes are suited to workforce households, and the submarket’s amenity mix (parks, cafes, services) is competitive even if grocer access often comes from adjacent districts. Given the early-1980s vintage, targeted renovations and systems updates can enhance positioning versus older stock and capture upside without overextending capital plans.
- Metro-leading neighborhood occupancy supports leasing stability and pricing discipline
- High local home values reinforce multifamily demand and renewal potential
- 1983 vintage offers value-add through selective renovations and modernization
- Diversified nearby employers broaden the tenant base and support retention
- Risks: below-average school ratings, thinner immediate grocery options, and local safety that warrants active property management