| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 42nd | Fair |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13910 Sayre St, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1988 |
| Units | 27 |
| Transaction Date | 2022-02-03 |
| Transaction Price | $7,750,000 |
| Buyer | MCP SAYRE LP |
| Seller | SASWATA SEN |
13910 Sayre St, Sylmar CA Value-Add Multifamily
Neighborhood occupancy is high and stable at the area level, supporting leasing durability, according to WDSuite’s CRE market data. With elevated ownership costs in Los Angeles County, this asset’s positioning favors sustained renter demand over the cycle.
Situated in Sylmar within the Los Angeles-Long Beach-Glendale metro, the property benefits from neighborhood fundamentals that signal steady renter demand. Neighborhood occupancy trends are strong (top quartile nationally), and median contract rents sit above national norms, indicating pricing power relative to many U.S. submarkets. Restaurant density is notably high (top decile nationally), while day-to-day services like groceries are comparatively accessible for the area. This context points to durable leasing supported by local conveniences and employment reach, as reflected in commercial real estate analysis from WDSuite.
Renter-occupied housing accounts for roughly a third of neighborhood units, which implies a stable but competitive tenant market for multifamily. However, elevated home values versus national benchmarks reinforce reliance on rental options, aiding lease retention. Average school ratings are around the national midpoint, which can support broad household appeal without commanding top-tier premiums.
Within a 3-mile radius, recent data show a modest population dip over the last five years alongside a small decrease in household size. Looking forward, WDSuite indicates a return to slight population growth by 2028 and a meaningful increase in household counts, which expands the local renter pool even if population growth remains measured. Rising median incomes in the 3-mile area further support rent collections and incremental upgrades where warranted.
The neighborhood’s average construction vintage skews newer than this asset, creating potential competitive pressure from more recent product but also clear opportunity for targeted renovations to close feature gaps. Limited park, pharmacy, and cafe density may temper lifestyle appeal for some residents, yet strong restaurant presence and accessible grocery options help balance daily-needs convenience.
Safety indicators compare favorably in a regional and national context. The neighborhood ranks 249 out of 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods for lower crime, placing it in the top quartile locally, and sits around the 80th percentile nationally, indicating comparatively safer conditions versus most U.S. neighborhoods.
Recent trend data from WDSuite show sharp year-over-year declines in both violent and property offense rates at the neighborhood level, suggesting improving conditions. While no submarket is risk-free, the directional improvement and above-average standing support tenant retention and day-to-day livability for residents.
Proximity to a diverse employment base supports weekday demand and resident retention, with commuting access to telecom, healthcare, media, and entertainment offices noted below.
- Charter Communications — telecom (9.1 miles)
- AmerisourceBergen — pharmaceutical distribution (11.8 miles)
- Radio Disney — media (12.0 miles)
- Disney — entertainment (12.2 miles) — HQ
- Thermo Fisher Scientific — scientific instruments (12.4 miles)
This 27-unit 1988-vintage property in Sylmar offers a clear value-add angle in a high-occupancy neighborhood. Based on CRE market data from WDSuite, neighborhood occupancy is strong and median contract rents are above national norms, while elevated home values in Los Angeles County tend to sustain renter reliance on multifamily. The asset’s older vintage relative to nearby stock suggests targeted renovations and system upgrades could drive rent and retention without overreaching on scope.
Within a 3-mile radius, median incomes have risen and are projected to continue improving, while household counts are expected to increase as average household size trends lower. This dynamic supports a broader tenant base and steady leasing. Limited park and cafe density and average school scores may cap premiums, but proximity to diverse employment nodes and strong restaurant and grocery access anchor demand.
- High neighborhood occupancy and rents above national norms support stable collections
- 1988 vintage presents value-add upside via renovations and modernization
- Elevated ownership costs locally reinforce renter demand and lease retention
- Expanding household counts within 3 miles point to a larger renter pool over time
- Risks: limited park/cafe density and average schools may temper achievable premiums