| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 31st | Poor |
| Amenities | 69th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12831 San Fernando Rd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1986 |
| Units | 68 |
| Transaction Date | 2012-11-19 |
| Transaction Price | $6,700,067 |
| Buyer | SEVEN PALMS SYLMAR LP |
| Seller | WESTERN STATE LAND DEVELOPMENT COMPANY |
12831 San Fernando Rd, Sylmar Multifamily Investment
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite’s CRE market data. Investors should focus on durable leasing driven by an elevated renter base and a high-cost ownership market.
Located in Sylmar within Los Angeles County’s inner suburbs, the property benefits from a renter-driven neighborhood backdrop rather than property-specific metrics. The neighborhood’s occupancy is among the strongest locally and compares favorably nationwide, signaling stable leasing conditions for multifamily operators, based on CRE market data from WDSuite.
Livability is supported by a broad mix of everyday amenities, with restaurants, cafes, parks, and pharmacies testing above national medians, while grocery density is comparatively thin. This mix suggests residents rely on nearby commercial corridors for shopping, but have accessible dining and service options close by. Average school ratings sit below national midpoints, an important factor for tenant mix and renewal strategies.
Demand drivers are reinforced by tenure patterns: the share of renter-occupied housing units in the neighborhood is high by national standards, indicating a deeper tenant pool and potential occupancy resilience. Home values rank near the top nationally, which typically sustains reliance on rentals and supports pricing power and lease retention for well-managed assets.
Within a 3-mile radius, households have increased even as average household size edged down, expanding the base of potential renters. Forward-looking data point to additional household growth over the next five years alongside rising incomes, which can support effective rent levels and maintain occupancy stability over a longer hold.
Safety indicators for the neighborhood compare well at the national level, landing in the upper tiers nationally, while metro-relative readings are more mixed. Recent trend data from WDSuite show notable year-over-year declines in both violent and property offenses, which is constructive for long-term leasing stability. Conditions can vary by block and over time, so investors typically validate these trends via on-the-ground checks and operator feedback.
Proximity to diversified employers supports a steady workforce renter base and commute convenience. The nearby roster spans telecom, life sciences, distribution, and major insurance and entertainment headquarters noted below.
- Charter Communications — telecommunications (9.9 miles)
- Thermo Fisher Scientific — life sciences offices (10.8 miles)
- AmerisourceBergen — pharma distribution (11.1 miles)
- Farmers Insurance Exchange — insurance (11.3 miles) — HQ
- Disney — entertainment (12.8 miles) — HQ
Built in 1986, the asset is slightly newer than the neighborhood average and can compete with older stock while leaving room for targeted modernization to enhance rent positioning and reduce near-term capex surprises. Neighborhood occupancy performance and a high share of renter-occupied units point to a larger tenant base and durable leasing. Elevated home values in the area tend to reinforce reliance on multifamily housing, supporting pricing power when paired with effective management and renewals, according to commercial real estate analysis from WDSuite.
Within a 3-mile radius, households have grown and are expected to expand further alongside income gains, which supports rent levels and occupancy stability. Amenity access is solid for dining and services, though grocery options are thinner, and school ratings are below national averages—factors to address through tenant targeting and retention strategies.
- 1986 vintage suggests competitive positioning versus older stock, with selective renovation upside
- Strong neighborhood occupancy and high renter-occupied share support leasing stability
- High-cost ownership market reinforces rental demand and potential pricing power
- 3-mile household growth and rising incomes backfill tenant demand and renewals
- Risks: thinner grocery options and lower school ratings require thoughtful tenant mix and retention planning