| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13115 Bromont Ave, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 2003 |
| Units | 81 |
| Transaction Date | 2001-09-10 |
| Transaction Price | $910,000 |
| Buyer | BROMONT HOUSING CORP |
| Seller | BADER RUTH |
13115 Bromont Ave, Sylmar CA Multifamily Investment
Neighborhood renter demand is reinforced by a high-cost ownership landscape and steady occupancy, according to WDSuite’s CRE market data. Investors evaluating San Fernando Valley assets may find durable leasing supported by nearby employment nodes and everyday amenities.
Situated in Sylmar within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates B+ and stands above the metro median (rank 532 of 1,441). Amenity access is a strength: cafes, childcare, groceries, and pharmacies score in the upper national percentiles, supporting daily convenience for residents. Park access is limited, which may modestly reduce outdoor-recreation appeal relative to other Los Angeles neighborhoods.
For multifamily operations, neighborhood occupancy trends sit around the low 90s and are modestly above the national median. The share of housing units that are renter-occupied is comparatively high in the immediate neighborhood, indicating a deeper local tenant base; by contrast, the broader 3-mile area shows a lower renter-occupied share, which can help properties here capture households that prefer multifamily options.
The property’s 2003 vintage is newer than the neighborhood’s average construction year (1982). That positioning can be competitively favorable against older stock, though investors should still plan for systems modernization and selective upgrades to sustain leasing velocity and rent posture over a hold period.
Demographics within a 3-mile radius indicate a slight population dip in recent years but projections call for renewed population growth and a notable increase in households by 2028, pointing to a larger tenant base and potential renter pool expansion. Average household size is trending lower, which can support demand for conventional and smaller-unit floor plans. Median contract rents in the 3-mile area have been rising and are projected to continue growing, which, paired with income growth, may support rent trade-outs and occupancy stability without outsized affordability pressure.
Home values in the neighborhood are elevated versus national norms and the value-to-income ratio places the area among the higher-cost ownership markets nationally. For investors, that typically sustains reliance on rental housing and can aid lease retention. School ratings in the neighborhood are around the national middle, suggesting education quality is serviceable but not a primary draw for premium rent positioning.
Relative to the Los Angeles metro, the neighborhood’s crime profile ranks in the top quartile for safety (rank 190 of 1,441), and it sits above the 80th percentile nationally, indicating comparatively favorable conditions versus many U.S. neighborhoods. Recent trend data also show meaningful declines in both property and violent offenses year over year, which supports tenant retention and leasing stability when combined with solid neighborhood fundamentals.
As always, investors should evaluate property-level security measures and sub-area patterns within Sylmar, but current metro and national comparisons point to a safety profile that is competitive among Los Angeles neighborhoods.
Nearby employment centers provide diverse white-collar and technical jobs that support renter demand and commute convenience, including Charter Communications, AmerisourceBergen, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications — telecommunications (9.2 miles)
- AmerisourceBergen — pharmaceutical distribution (11.7 miles)
- Disney — entertainment studios (12.3 miles) — HQ
- Thermo Fisher Scientific — life sciences (12.5 miles)
- Farmers Insurance Exchange — insurance (12.8 miles) — HQ
13115 Bromont Ave is an 81-unit, 2003-vintage asset positioned in a renter-leaning Sylmar neighborhood where daily conveniences are strong and occupancy is steady. Newer construction relative to the local 1980s-era average provides competitive differentiation versus older product, while the high-cost ownership landscape supports durable rental demand and potential retention. According to CRE market data from WDSuite, neighborhood occupancy trends are above national medians, and household counts within a 3-mile radius are projected to grow through 2028, expanding the tenant base.
Demand is further underpinned by proximity to major employment nodes across telecommunications, healthcare/life sciences, insurance, and entertainment. Counterbalancing factors include limited park space, school ratings near the national middle, and recent population softness; however, projected growth in households and incomes, along with amenity depth, supports a constructive long-term view on leasing and rent performance.
- 2003 vintage offers competitive positioning versus older local stock with targeted upgrade potential
- Renter demand supported by elevated ownership costs and steady neighborhood occupancy
- 3-mile projections indicate household growth, aiding tenant base expansion and occupancy stability
- Diverse nearby employers (telecom, life sciences, insurance, entertainment) bolster leasing
- Risks: limited park access, middling school ratings, and prior population softness may temper premium pricing