| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 42nd | Fair |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13490 Foothill Blvd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1987 |
| Units | 81 |
| Transaction Date | 2007-05-01 |
| Transaction Price | $11,150,000 |
| Buyer | Trion Properties III, LLC |
| Seller | Kardani Mahendra T Malti M |
13490 Foothill Blvd Sylmar Multifamily Investment
Neighborhood occupancy remains elevated with tight vacancies and a solid renter base, according to WDSuite s CRE market data, supporting income durability relative to the broader Los Angeles metro. In a high-cost ownership market, sustained pricing on for-sale housing continues to steer demand toward professionally managed rentals.
This Urban Core pocket of Sylmar shows strong renter demand fundamentals: the neighborhood 7s occupancy rate is high and competitive among Los Angeles neighborhoods (ranked 255th of 1,441), and performance trends sit in the top quartile nationally by occupancy, per WDSuite s CRE market data. Note these occupancy metrics describe the neighborhood, not the property.
Renters benefit from day-to-day convenience anchored by restaurants (97th percentile nationally for restaurant density) and reasonable grocery access (72nd percentile). However, parks, pharmacies, cafes, and childcare options are limited in the immediate area, which may place a premium on on-site amenities or nearby retail nodes to support resident satisfaction.
Within a 3-mile radius, demographics indicate a large family-oriented tenant base and rising incomes. While population dipped slightly in the last five years, WDSuite s data shows a projected return to population growth alongside an increase in households, which expands the potential renter pool and supports occupancy stability. The share of housing units that are renter-occupied sits in the mid-30% range locally, signaling a substantial but not saturated renter concentration useful for multifamily absorption without overreliance on transient demand.
Median home values are elevated relative to national norms, and value-to-income metrics are high for the neighborhood. In investor terms, the high-cost ownership market helps sustain reliance on rental housing, supporting pricing power and lease retention, while the area 7s average school ratings (about 2.3 out of 5) suggest that property-level amenity and service quality can be important differentiators for families.
Based on WDSuite s neighborhood data, this area registers in the 80th percentile nationally for overall safety and the 67th percentile for violent-offense safety indicating it compares favorably to many neighborhoods across the country. Year over year, both property and violent offense estimates show sharp declines (improvement rates near the top of national comparisons), suggesting a constructive recent trend rather than a one-off outlier.
These figures reflect neighborhood-level conditions across the Los Angeles metro (rank comparisons are measured against 1,441 neighborhoods) and are not a property-specific assessment. Investors should underwrite with standard precautions, aligning security features and lighting with tenant profile and asset positioning.
Nearby employment centers span media, communications, life sciences, and distribution, supporting a diverse commuter tenant base and stable leasing dynamics. The list below highlights key employers within typical commuting distance that can underpin workforce housing demand.
- Charter Communications communications (8.7 miles)
- Radio Disney media (11.6 miles)
- Disney media & entertainment (11.8 miles) HQ
- AmerisourceBergen pharmaceuticals distribution (12.3 miles)
- Thermo Fisher Scientific life sciences (12.7 miles)
13490 Foothill Blvd is an 81-unit asset built in 1987, slightly older than the neighborhood 7s average vintage. That age profile can support a targeted value-add plan (interiors, common areas, and systems) to enhance competitiveness against newer stock while benefiting from a tight neighborhood occupancy backdrop that is competitive among Los Angeles neighborhoods. Elevated ownership costs in the area help reinforce multifamily demand and can aid lease retention across cycles.
According to CRE market data from WDSuite, the surrounding neighborhood posts high occupancy and steady renter demand, with restaurant and grocery access that supports livability. Within a 3-mile radius, incomes are rising and households are projected to grow, expanding the tenant base. Underwriting should consider average school ratings and the limited immediate supply of certain amenities, balanced against improving safety trends and a diversified regional employment base.
- High neighborhood occupancy and resilient renter base underpin income stability
- 1987 vintage offers clear value-add levers to close the gap with newer assets
- High-cost ownership market supports sustained demand for rentals and pricing power
- Proximity to diverse employers (media, communications, life sciences) supports leasing
- Risks: average school ratings and limited nearby parks/pharmacies; address via amenity and service strategy