| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 31st | Poor |
| Amenities | 69th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13073 San Fernando Rd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1986 |
| Units | 26 |
| Transaction Date | 2024-06-19 |
| Transaction Price | $4,225,000 |
| Buyer | SCHONBORN LLC |
| Seller | MELANIE PASTOR TRUST |
13073 San Fernando Rd Sylmar Multifamily Investment
Neighborhood-level occupancy is exceptionally tight, supporting stable leasing and low downtime, according to WDSuite’s CRE market data. With Los Angeles ownership costs elevated, this location positions a 26-unit asset to capture steady renter demand.
Situated in Sylmar’s inner-suburban fabric of Los Angeles, the property benefits from neighborhood fundamentals that are above the metro median for amenities (ranked 402 out of 1,441 LA neighborhoods) while offering strong connectivity to employment in the San Fernando Valley. Dining, parks, and daily services test competitively among local peers, though immediate grocery options are limited, suggesting some residents may rely on nearby districts for full-service shopping.
Neighborhood occupancy is currently at the highest rank in the metro (1 out of 1,441), a neighborhood metric that points to sustained leasing stability for professionally managed multifamily. At the same time, the neighborhood shows a higher renter-occupied share of housing units, indicating a deeper tenant base locally and supporting day-to-day demand resilience. Median contract rents in the neighborhood sit above national norms while remaining aligned with broader LA patterns, which can support pricing power when paired with quality finishes and management.
Within a 3-mile radius, households have increased modestly over the last five years, even as population edged down, signaling smaller average household sizes and a gradually expanding renter pool. Forward-looking projections indicate further household growth into the mid-term, which typically supports occupancy stability and absorption for well-located Class B product.
Home values in the neighborhood are elevated relative to national benchmarks (94th percentile nationally), reinforcing renter reliance on multifamily housing and aiding retention. Average school ratings are mixed and sit below national medians, an operational consideration for family-oriented leasing strategies rather than a core deterrent for workforce renters.
Safety indicators compare favorably in a regional and national context. The neighborhood’s crime rank places it above the metro average (281 out of 1,441 Los Angeles neighborhoods), and its national standing is in the top quartile for safety (79th percentile compared with neighborhoods nationwide). Recent year-over-year data also shows a notable decline in both violent and property offenses, suggesting an improving trend rather than block-level certainty.
Proximity to diversified Valley employers supports commute convenience and multifamily demand, led by telecommunications, life sciences, medical devices, and insurance operations noted below.
- Charter Communications — telecommunications (10.4 miles)
- AmerisourceBergen — pharmaceutical distribution (10.6 miles)
- Thermo Fisher Scientific — scientific equipment (10.7 miles)
- Farmers Insurance Exchange — insurance (11.3 miles) — HQ
- Boston Scientific Neuromodulation — medical devices (12.1 miles)
Built in 1986, the 26-unit asset is slightly newer than the neighborhood’s average vintage, providing competitive positioning versus older 1970s stock while still offering value-add potential through targeted system upgrades and interior modernization. Neighborhood occupancy ranks first among 1,441 Los Angeles neighborhoods, and elevated ownership costs locally continue to channel demand toward rentals—favorable dynamics for maintaining stabilized operations.
Within a 3-mile radius, households have grown and are projected to expand further, pointing to a larger tenant base over time. According to CRE market data from WDSuite, the neighborhood compares well on amenity access and sits in higher national percentiles for housing fundamentals, which can support rent performance when paired with disciplined leasing and capital planning. Key watch items include mixed school ratings and day-to-day retail convenience, which call for amenity and service strategies to sustain retention.
- Occupancy strength at the neighborhood level supports leasing stability and low turnover risk.
- 1986 vintage offers competitive positioning with clear value-add and modernization upside.
- Elevated home values reinforce renter demand and potential pricing power for well-managed units.
- Expanding household counts within 3 miles suggest a growing renter pool to support absorption.
- Risks: limited immediate grocery options and mixed school ratings require active tenant retention and service strategies.