| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 42nd | Fair |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13520 Foothill Blvd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 2011-05-06 |
| Transaction Price | $9,100,091 |
| Buyer | FOOTHILL GLEN APARTMENTS PROPERTY OWNER |
| Seller | 13490 FOOTHILL STREET HOLDINGS LLC |
13520 Foothill Blvd, Sylmar Multifamily Investment
Neighborhood-level occupancy is strong and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. Expect stable leasing dynamics with room for targeted value-add given the asset’s 1987 vintage.
Situated in Sylmar within the Los Angeles-Long Beach-Glendale metro, the neighborhood posts high occupancy, landing in the top quartile nationally and competitive among 1,441 metro neighborhoods. For investors, that signals durable tenant retention and fewer downtime gaps between turns.
Renter-occupied housing accounts for roughly a third of units in the neighborhood, indicating a stable but not oversaturated renter base that can support consistent multifamily absorption. Elevated home values relative to income at the neighborhood level (a high-cost ownership market in the national 90th percentile) tend to reinforce reliance on rental housing and support pricing power and lease retention.
Local livability is serviceable for everyday needs. Restaurant density is notably high (upper national percentiles), while grocery access is reasonable for an urban core. Cafés, childcare, parks, and pharmacies are thinner locally, so resident convenience is more tied to nearby corridors than to immediate block-level options. Average school ratings sit around the national middle; families may prioritize specific attendance zones or charter options within the broader area.
Demographics aggregated within a 3-mile radius show modest population softness over the past five years, with forecasts pointing to a near-term return to population growth and an increase in households alongside rising incomes. These trends, combined with projected rent gains, support a larger tenant base and continued occupancy stability for well-managed assets.
The property’s 1987 construction is older than the neighborhood’s typical build year. That can present a straightforward value-add path and capex planning opportunity—modernizing interiors and common areas to compete effectively against newer stock while managing systems that may be at mid-to-late life.
Neighborhood safety trends compare favorably both nationally and within the metro: the area ranks competitive among the 1,441 Los Angeles metro neighborhoods and sits in a high national percentile for safety. Recent year-over-year declines in estimated property and violent offense rates further indicate improving conditions relative to national patterns.
As always, investors should evaluate property-level measures (lighting, access control, and management practices) and review multiple years of trend data to assess durability of improvements rather than relying on a single period.
The workforce draw includes telecommunications, media and entertainment, pharmaceutical distribution, and life sciences—supporting renter demand through diverse, commutable employment nodes. Nearby anchors include Charter Communications, Radio Disney, Disney, AmerisourceBergen, and Thermo Fisher Scientific.
- Charter Communications — telecommunications (8.7 miles)
- Radio Disney — media (11.6 miles)
- Disney — entertainment (11.8 miles) — HQ
- AmerisourceBergen — pharmaceutical distribution (12.2 miles)
- Thermo Fisher Scientific — life sciences (12.7 miles)
This 20-unit asset at 13520 Foothill Blvd benefits from a neighborhood with high occupancy and a renter base supported by a high-cost ownership landscape, which can sustain demand and bolster pricing discipline. Based on CRE market data from WDSuite, the area performs above metro medians on occupancy and maintains restaurant and grocery access that meets daily needs, even as certain amenities cluster along major corridors rather than on immediate blocks.
Built in 1987, the property is older than the neighborhood average, suggesting practical value-add potential through interior updates and common-area enhancements while planning for system upgrades. Within a 3-mile radius, forecasts point to income gains and an increase in households, which, paired with projected rent growth, supports a broader tenant base and steady leasing. Elevated ownership costs at the neighborhood level further reinforce reliance on multifamily housing, aiding retention and occupancy stability.
- High neighborhood occupancy provides a foundation for stable leasing and lower downtime.
- Older 1987 vintage offers value-add and capex-led repositioning opportunities.
- Elevated ownership costs support renter reliance, aiding pricing power and retention.
- 3-mile forecasts indicate rising incomes and more households, expanding the renter pool.
- Risks: thinner park/café/childcare options and an older asset profile require targeted amenity strategy and capital planning.