| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14029 Foothill Blvd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1987 |
| Units | 22 |
| Transaction Date | 1998-05-05 |
| Transaction Price | $795,000 |
| Buyer | ARRMIENTA TRUST |
| Seller | KAREN W ELLIS LIVING TRUST |
14029 Foothill Blvd, Sylmar Multifamily Opportunity
Neighborhood fundamentals point to steady renter demand supported by a majority renter-occupied housing base and a high-cost ownership market, according to WDSuite’s CRE market data. Investors should expect durable leasing from workforce households drawn to local employment corridors and everyday amenities.
This Urban Core neighborhood in Los Angeles County carries a B+ rating and is competitive among Los Angeles-Long Beach-Glendale submarkets (ranked 532 out of 1,441 metro neighborhoods). Amenity access is a clear strength: cafes, childcare, pharmacies, and groceries rank in the top decile nationally, helping with day-to-day convenience and leasing appeal.
Occupancy across the neighborhood is above the national median, and roughly six in ten housing units are renter-occupied (ranked in the upper tier among 1,441 metro neighborhoods). For investors, that renter concentration signals a deep tenant base and supports leasing continuity for smaller multifamily properties. Median contract rents in the neighborhood sit above most U.S. areas, yet rent-to-income metrics remain more moderate than many coastal submarkets, aiding retention and renewal strategy.
Home values are elevated versus national norms (upper quintile nationally), and the value-to-income ratio sits near the high end across the country. In practice, that high-cost ownership market tends to reinforce reliance on multifamily rentals, supporting occupancy stability and pricing power where unit quality and management execution are strong.
Schools rate around the middle of U.S. comparisons, and park access is limited within the immediate neighborhood. Construction across the area skews early-1980s on average, while this property’s 1987 vintage positions it slightly newer than the neighborhood norm — competitive against older stock, though investors should still plan for system updates and selective modernization to sustain rent premiums. Demographics aggregated within a 3-mile radius show a modest population contraction historically with growth projected over the next five years and an increase in households, which points to a gradually expanding renter pool and supports long-run leasing fundamentals based on commercial real estate analysis from WDSuite.
Safety indicators trend favorable in a national context: overall crime measures are above the U.S. median for safety, with violent and property offenses both benchmarking in the safer half of neighborhoods nationwide. Recent data also shows a material year-over-year decline in estimated offense rates, among the stronger improvements observed nationally, according to WDSuite’s CRE datasets.
At the metro scale, conditions can vary block to block. Investors typically underwrite with on-the-ground diligence and property-level security measures to align with resident expectations and support retention.
Proximity to major employers supports a steady workforce renter base and commute convenience. Notable nearby organizations span telecommunications, pharmaceuticals distribution, media, life sciences, and entertainment.
- Charter Communications — telecommunications (9.6 miles)
- AmerisourceBergen — pharmaceuticals distribution (11.4 miles)
- Radio Disney — media (12.5 miles)
- Thermo Fisher Scientific — life sciences (12.5 miles)
- Disney — entertainment (12.7 miles) — HQ
14029 Foothill Blvd offers investors a 1987-vintage, smaller multifamily asset positioned in a renter-oriented pocket of Sylmar with strong day-to-day amenities and above-median neighborhood occupancy. Elevated ownership costs in the area tend to sustain reliance on rentals, while the property’s slightly newer-than-average vintage provides a platform for targeted renovations to improve competitiveness against older stock.
Neighborhood data indicates solid amenity density and a sizable renter-occupied share, with 3-mile demographics showing households expanding over time and growth projected to continue — supportive of a larger tenant base and stable absorption. According to CRE market data from WDSuite, neighborhood operating metrics compare favorably to national norms, suggesting durable demand with prudent underwriting around unit upgrades and localized safety and school-quality variations.
- Renter-oriented neighborhood supports demand depth and renewal stability.
- Elevated ownership costs reinforce reliance on multifamily housing and pricing power.
- 1987 vintage allows focused value-add to outcompete older local stock.
- Strong amenity access (food, pharmacy, childcare) enhances leasing appeal.
- Risks: modest historical population softness, limited park access, and submarket variability in safety/schools warrant conservative underwriting.