| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 42nd | Fair |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13002 Dronfield Ave, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2019-10-01 |
| Transaction Price | $4,200,000 |
| Buyer | YOSEMITE REGENCY LLC |
| Seller | DRONFIELD PARTNERSHIP |
13002 Dronfield Ave Sylmar Multifamily Investment
This 20-unit property built in 1972 offers value-add potential in a neighborhood with above-average occupancy rates and improving crime trends, according to CRE market data from WDSuite.
The Sylmar neighborhood demonstrates solid fundamentals for multifamily investors, with neighborhood-level occupancy at 98.0% ranking in the 89th percentile nationally. This market strength supports lease retention and absorption rates. Within a 3-mile radius, the area houses approximately 138,630 residents across 35,441 households, with 36.9% of housing units occupied by renters.
Built in 1972, this property predates the neighborhood's average construction year of 1994, presenting potential capital expenditure considerations alongside value-add renovation opportunities. The area's median contract rent of $1,744 ranks in the 86th percentile nationally, while home values averaging $610,258 reinforce rental demand by sustaining elevated ownership costs that keep households in the rental market.
Demographic projections through 2028 indicate household growth of 37.1% and median income increases to $126,161, expanding the potential renter pool. The neighborhood's restaurant density of 24.27 per square mile ranks in the 97th percentile nationally for dining amenities, though grocery access remains more limited at 1.06 stores per square mile. These dynamics support tenant appeal while highlighting areas for operational consideration.
Safety metrics show improving trends that support tenant retention and leasing velocity. Property crime rates declined 77.5% year-over-year, ranking in the 97th percentile nationally for improvement. Current property crime stands at 197.6 incidents per 100,000 residents, placing the neighborhood above metro median among 1,441 Los Angeles metro neighborhoods.
Violent crime rates also improved significantly, dropping 94.5% annually and ranking in the 100th percentile nationally for reduction. These downward crime trends, combined with the neighborhood's 80th percentile national ranking for overall safety, create a more stable operating environment for multifamily properties.
The surrounding employment base includes major corporate offices within commuting distance, supporting workforce housing demand and tenant stability.
- Charter Communications — telecommunications (9.0 miles)
- Amerisourcebergen — pharmaceutical distribution (11.9 miles)
- Disney — entertainment & media (12.1 miles) — HQ
- Thermo Fisher Scientific — life sciences (12.4 miles)
- Farmers Insurance Exchange — insurance (12.7 miles) — HQ
This 20-unit property built in 1972 presents a value-add opportunity in a neighborhood demonstrating strong occupancy fundamentals and improving safety metrics. The 98.0% neighborhood-level occupancy rate ranks in the 89th percentile nationally, indicating stable rental demand that supports consistent cash flow. Demographic projections show household growth of 37.1% through 2028, expanding the tenant base while median incomes are forecast to increase 49.4% to $126,161.
The property's 1972 vintage, predating the neighborhood average by over two decades, suggests capital improvement needs but also renovation upside potential. High home values averaging $610,258 reinforce rental demand by maintaining elevated ownership costs. Commercial real estate analysis indicates this combination of occupancy stability, demographic growth, and value-add potential creates multiple pathways for returns.
- Neighborhood occupancy at 98.0% ranks 89th percentile nationally
- Household growth of 37.1% projected through 2028
- Value-add potential with 1972 construction predating area average
- Crime rates declining significantly year-over-year
- Risk: Older vintage may require significant capital expenditures