| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 42nd | Fair |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13904 Sayre St, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 2008 |
| Units | 49 |
| Transaction Date | 2004-04-14 |
| Transaction Price | $550,000 |
| Buyer | CARLITO MANNY |
| Seller | DIAZ MARIE L |
13904 Sayre St Sylmar Multifamily Investment
Neighborhood occupancy trends are resilient and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data. This positioning supports stable leasing dynamics in Sylmar relative to broader Los Angeles.
Built in 2008, the property is newer than the neighborhood’s typical 1990s vintage. That positioning can enhance competitiveness versus older stock and reduce near-term capital intensity, while investors should still plan for mid-life system upgrades and select modernization to sustain pricing power.
Neighborhood occupancy sits high and ranks in the upper tier among 1,441 Los Angeles metro neighborhoods, indicating durable renter demand. Renter-occupied unit share is moderate (roughly one-third of housing), which suggests a balanced tenant base and supports steady lease-up without overreliance on a narrow renter pool.
Within a 3-mile radius, demographic data show households trending upward over the forecast period even as average household size eases. This points to a larger tenant base and more lease-ready households, which can support occupancy stability and renewal rates. Median household incomes have strengthened, and a rent-to-income profile near one-fifth signals manageable affordability pressure that can aid retention.
Local amenities are mixed: restaurant density is strong (competitive in the metro’s top cohort), and grocery access is above average, while cafes, parks, and pharmacies are comparatively limited. Average school ratings sit around the national midpoint. Elevated home values relative to national norms indicate a high-cost ownership market, which typically sustains rental demand and lease retention in comparable Los Angeles neighborhoods.
According to WDSuite’s data, the neighborhood falls around the 80th percentile for safety nationally, with violent offense indicators nearer the upper-mid percentiles. Recent year-over-year trends show notable declines in both property and violent offenses, signaling improving conditions relative to many neighborhoods nationwide.
While safety outcomes can vary by block and over time, the comparative standing and improving trajectory suggest supportive fundamentals for renter retention when viewed against regional peers. Investors should continue to monitor local trends as part of ongoing risk management.
The area is supported by a diverse employment base spanning telecommunications, media and entertainment, life sciences, and distribution, which helps underpin renter demand and commute convenience for workforce tenants. The following nearby employers illustrate this depth.
- Charter Communications — telecommunications (9.1 miles)
- AmerisourceBergen — pharmaceuticals distribution (11.8 miles)
- Radio Disney — media (12.0 miles)
- Disney — entertainment (12.2 miles) — HQ
- Thermo Fisher Scientific — life sciences (12.4 miles)
This 49-unit 2008-vintage asset benefits from strong neighborhood occupancy and a moderate renter concentration that together support stable leasing. Elevated ownership costs in the area, combined with incomes that have trended upward, reinforce reliance on multifamily housing and can aid renewal velocity. Within a 3-mile radius, forecasts indicate growth in households and a slight reduction in household size, expanding the tenant base and supporting occupancy stability over the medium term.
Relative to older Los Angeles stock, the vintage provides competitive positioning while still warranting targeted system updates and common-area refreshes to capture value-add upside. Based on commercial real estate analysis from WDSuite, these dynamics point to a balanced risk-reward profile driven by steady renter demand, manageable affordability pressure, and diversified nearby employment.
- High neighborhood occupancy supports leasing stability and renewal potential
- 2008 vintage offers competitive positioning versus older stock with selective value-add
- Elevated home values sustain rental demand and reduce move-out to ownership risk
- 3-mile forecasts point to more households and a larger renter pool over time
- Risks: amenity gaps (parks/cafes), average school ratings, and variable local safety trends warrant monitoring