| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 42nd | Fair |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13510 Foothill Blvd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 2007-02-13 |
| Transaction Price | $5,505,000 |
| Buyer | FOOTHILL GLEN APARTMENTS PROPERTY OWNER |
| Seller | 13490 FOOTHILL STREET HOLDINGS LLC |
13510 Foothill Blvd Sylmar Multifamily Investment
Strong neighborhood occupancy rates at 98% support stable rental demand in this established Los Angeles submarket with above-average home values reinforcing renter reliance on multifamily housing.
Built in 1987, this 20-unit property sits in a neighborhood where construction averages from 1994, ranking in the top quartile nationally among 1,441 metro neighborhoods for housing stock vintage. The building's age suggests potential value-add opportunities through strategic renovations and unit improvements that could enhance competitive positioning within the local rental market.
Neighborhood-level occupancy maintains a robust 98% rate, ranking in the top quartile nationally and indicating strong tenant retention and absorption dynamics. Median contract rents of $1,744 place the area in the 86th percentile nationally, while the rent-to-income ratio of 0.21 suggests manageable affordability for renters. Home values averaging $610,258 with 52% appreciation over five years create ownership cost barriers that sustain rental demand.
Demographics within a 3-mile radius show a stable population of 146,669 with household incomes averaging $105,121 and median incomes of $83,459. Forecasts through 2028 project household growth of 38% and median income increases to $125,642, supporting expanded renter pools and potential for rent growth. The area maintains 37.5% renter-occupied units, providing a solid tenant base for multifamily properties.
Amenity density includes 1.06 grocery stores per square mile, ranking in the 72nd percentile nationally, while restaurant density of 24.27 per square mile ranks in the 97th percentile. However, limited cafe, childcare, and park amenities may impact tenant appeal for certain demographics, though the strong restaurant presence suggests an active commercial corridor.
Property crime rates of 197.6 incidents per 100,000 residents rank the neighborhood 460th among 1,441 metro neighborhoods, placing it slightly above the metro median for safety metrics. More notably, property crime declined 77.5% year-over-year, ranking in the 97th percentile nationally for crime reduction trends.
Violent crime rates remain low at 11.5 incidents per 100,000 residents, with the neighborhood ranking 320th among metro areas and achieving the 67th percentile nationally. The area experienced a 94.5% reduction in violent crime year-over-year, ranking in the 100th percentile for improvement trends, suggesting strengthening public safety conditions that support tenant retention and property values.
The surrounding employment base includes major corporate offices and headquarters within commuting distance, providing workforce housing opportunities for professionals across media, insurance, and technology sectors.
- Charter Communications — telecommunications (8.7 miles)
- Radio Disney — media and entertainment (11.6 miles)
- Disney — entertainment and media (11.8 miles) — HQ
- Amerisourcebergen — pharmaceutical distribution (12.3 miles)
- Farmers Insurance Exchange — insurance services (13.0 miles) — HQ
This 1987-vintage property benefits from neighborhood-level occupancy stability at 98% and strong rental fundamentals supported by elevated home ownership costs. According to CRE market data from WDSuite, the area demonstrates resilient rental demand with contract rents in the 86th percentile nationally and manageable rent-to-income ratios. Demographic projections show household growth of 38% through 2028 alongside median income increases to $125,642, expanding the potential tenant base and supporting long-term occupancy stability.
The property's 37-year vintage presents value-add opportunities through strategic renovations and unit improvements, particularly given the neighborhood's above-average construction year ranking in the top quartile nationally. Strong employment anchors including Disney headquarters and Charter Communications within reasonable commuting distance provide workforce housing demand, while declining crime rates and improving safety metrics enhance the investment environment.
- Neighborhood occupancy at 98% ranks in top quartile nationally for stability
- Projected 38% household growth through 2028 expands renter pool
- High home values sustain rental demand over ownership options
- Value-add potential through renovations of 1987 building stock
- Risk: Limited amenity density may impact tenant appeal for certain demographics