| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13990 Astoria St, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1986 |
| Units | 71 |
| Transaction Date | 2001-12-26 |
| Transaction Price | $4,780,000 |
| Buyer | PINEWOOD LTD PARTNERSHIP |
| Seller | SYLMAR APARTMENTS LLC |
13990 Astoria St Sylmar Multifamily Investment
Neighborhood renter-occupied share and steady occupancy point to a durable tenant base, according to WDSuite’s CRE market data. Position within Los Angeles’ urban core supports leasing consistency with room for operational optimization.
Amenity access is a clear strength: cafes, childcare, groceries, and pharmacies score in the upper national percentiles, placing the area’s amenity mix in the top quartile among 1,441 Los Angeles metro neighborhoods. Limited park acreage nearby suggests outdoor space is more destination-based than walk-up convenient, which can influence on-site amenity programming.
Multifamily fundamentals are serviceable for investors. Neighborhood occupancy is about 93%, and median contract rents sit above national levels while remaining within typical rent-to-income bands here, per commercial real estate analysis from WDSuite. That combination supports lease retention while allowing for measured revenue management rather than aggressive turnover strategies.
Tenure patterns at the neighborhood level show a higher renter concentration (roughly six in ten housing units are renter-occupied), indicating depth in the local tenant pool and stabilizing demand for professionally managed units. Average school ratings track around national mid-range; for workforce housing strategies, this generally sustains broad renter appeal even if not a primary draw.
Within a 3-mile radius, demographics show modest population contraction in recent years but an increase in households and materially higher incomes, with forecasts calling for renewed population growth and further household gains. For multifamily owners, a larger household base and rising incomes translate into a wider tenant funnel and support for occupancy stability over the medium term.
Safety indicators trend favorably in recent readings, with estimated property and violent offense levels comparing better than many neighborhoods nationwide and notable year-over-year improvements, based on WDSuite’s data. Conditions can vary by corridor and time of day within Los Angeles, so investor diligence should focus on micro-location patterns and property-level measures that sustain resident confidence.
Proximity to major employers supports renter demand via reasonable commutes to media, healthcare, and corporate services hubs. The following nearby employers anchor the regional job base referenced in leasing discussions: Charter Communications, AmerisourceBergen, Radio Disney, Thermo Fisher Scientific, and Disney.
- Charter Communications — telecommunications (9.4 miles)
- AmerisourceBergen — pharmaceutical distribution (11.5 miles)
- Radio Disney — media (12.3 miles)
- Thermo Fisher Scientific — life sciences (12.5 miles)
- Disney — media & entertainment (12.5 miles) — HQ
13990 Astoria St is a 71-unit asset built in 1986, giving it a modest age advantage versus nearby stock and competitive positioning against older product. The neighborhood’s renter-occupied share and occupancy around the low-90s indicate a stable tenant base, while an amenity-rich urban core location underpins leasing velocity. Elevated ownership costs in Los Angeles (high value-to-income ratios) further sustain reliance on rentals, supporting pricing power without overextending affordability. According to CRE market data from WDSuite, local rents track above national levels yet align with area incomes, reinforcing steady retention dynamics.
Looking ahead, 3-mile demographics point to household growth and rising incomes, expanding the renter pool even as population trends normalize. Investors can target value through interior updates and systems modernization typical for 1980s construction, focusing on features that resonate with commuters drawn to nearby employment centers.
- Renter depth and steady occupancy support durable cash flow
- 1986 vintage offers value-add via selective renovations and system upgrades
- Amenity-rich urban core location aids leasing and retention
- High-cost ownership market reinforces sustained multifamily demand
- Risks: limited nearby parks and submarket safety perceptions require property-level management