| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 42nd | Fair |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13751 Hubbard St, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1981 |
| Units | 40 |
| Transaction Date | 2013-03-29 |
| Transaction Price | $6,500,065 |
| Buyer | FOOTHILL TERRACE HOUSING LP |
| Seller | FOOTHILL TERRACE LP |
13751 Hubbard St Sylmar Multifamily with Stable Occupancy
Neighborhood occupancy has been running high relative to the metro, according to WDSuite’s CRE market data, supporting tenant retention prospects for this 40-unit asset.
Positioned in Sylmar within Los Angeles County, the property benefits from a neighborhood that has sustained elevated occupancy (top quartile nationally) and rents that trend above many U.S. areas, per WDSuite’s commercial real estate analysis. Restaurant density is competitively high (upper national percentiles), while basic needs are supported by grocery coverage that is above the national median; however, park, café, and pharmacy counts are comparatively thin, which may modestly limit lifestyle convenience.
The area’s housing stock skews newer than this asset: the neighborhood’s average construction year is 1994, while the property was built in 1981. For investors, that vintage gap suggests planning for building systems modernization and selective renovations to sharpen competitive positioning against younger product—potentially a value‑add path if executed thoughtfully.
Renter-occupied housing accounts for roughly one‑third of units in the neighborhood, indicating a moderate renter concentration and a diversified demand base. Combined with strong neighborhood occupancy trends, this points to depth for workforce and middle‑income renters and supports leasing durability, though asset-level performance will still hinge on unit finishes and management.
Demographics within a 3‑mile radius show a recent dip in population but a projected return to modest growth alongside a notable increase in household counts, implying smaller household sizes and a gradual expansion of the renter pool. Elevated home values relative to incomes locally reinforce reliance on rental housing, while rent-to-income levels suggest manageable affordability pressure that can aid retention and reduce turnover volatility.
Neighborhood safety indicators benchmark above the national average, placing the area roughly in the top quintile nationally according to CRE data from WDSuite. Recent year-over-year trends show meaningful declines in both violent and property offense rates at the neighborhood level, a constructive signal for long-term leasing stability.
While conditions vary by block and property operations still matter, the combination of comparatively favorable standing versus many U.S. neighborhoods and improving trend lines supports a balanced, risk-aware outlook for multifamily investors.
Nearby employers span telecommunications, media and entertainment, pharmaceutical distribution, and life sciences—providing a diverse employment base that supports renter demand and commute convenience for residents of this Sylmar asset.
- Charter Communications — telecommunications (8.9 miles)
- Radio Disney — media & entertainment (11.8 miles)
- Disney — media & entertainment (12.0 miles) — HQ
- AmerisourceBergen — pharmaceutical distribution (12.1 miles)
- Thermo Fisher Scientific — life sciences (12.5 miles)
This 40‑unit asset in Sylmar pairs strong neighborhood occupancy with a moderate renter base and high local home values that tend to sustain rental demand. Built in 1981, the property is older than much of the surrounding stock, pointing to a clear opportunity for targeted capital improvements and interior upgrades to defend occupancy and support rent positioning versus newer comparables. According to CRE market data from WDSuite, the neighborhood’s rent levels and occupancy standing compare favorably with national benchmarks, which can underpin income stability when paired with active management.
Forward-looking 3‑mile demographic indicators point to modest population growth and a meaningful increase in household counts, implying a gradual expansion of the tenant base as household sizes edge lower. Affordability appears manageable relative to incomes locally, which can aid retention and reduce turnover risk, though competition from newer product and limited nearby parks or cafés may require amenity programming and attentive leasing strategy.
- Elevated neighborhood occupancy supports leasing durability
- 1981 vintage offers value‑add potential via systems and interior upgrades
- High home values locally reinforce sustained rental demand
- 3‑mile outlook shows growing household counts, expanding renter pool
- Risks: competition from newer stock and thinner park/café amenities nearby