| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14033 Foothill Blvd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1988 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14033 Foothill Blvd, Sylmar CA Multifamily Investment
Neighborhood occupancy trends in the low-90s and a strong renter concentration suggest durable tenant demand, according to WDSuite’s CRE market data. This location offers everyday convenience and pricing dynamics that can support steady operations for a 22-unit asset.
The property sits in an Urban Core pocket of Sylmar with a B+ neighborhood rating, offering daily needs within a short drive. Amenity access is competitive among Los Angeles-Long Beach-Glendale neighborhoods, ranking in the top quartile out of 1,441 metro neighborhoods, and places in the upper tier nationally for cafes, groceries, and pharmacies. This convenience typically supports retention and reduces friction on leasing.
Renter-occupied housing makes up a high share of neighborhood units (top decile nationally), indicating a deep tenant base for multifamily. While neighborhood occupancy is around the low-90s, it tracks around the national middle-to-upper range, signaling generally stable lease-ups with normal turnover management for this part of Los Angeles.
Within a 3-mile radius, recent years show modest population softness but rising household counts, and forward-looking projections point to population growth and a meaningful increase in households by 2028. Combined with a slight decrease in average household size, this implies more households competing for units and supports occupancy stability.
Elevated home values relative to local incomes (high national percentile for value-to-income) characterize a high-cost ownership market, which tends to reinforce reliance on rental housing and can aid lease retention. Median contract rents in the neighborhood have risen over the last five years, consistent with broader Los Angeles trends, suggesting pricing power when paired with disciplined affordability management.
The asset’s 1988 vintage is newer than the neighborhood’s average construction year (early 1980s), which can provide a competitive edge versus older stock; investors should still plan for typical modernization and system updates to support rent positioning and operating efficiency.
Safety signals are mixed when viewed locally versus nationally. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood falls into a higher-crime cohort (ranked 190 out of 1,441 metro neighborhoods), yet it places in a stronger position nationally (around the 82nd percentile for safety). For investors, this typically means tenant sentiment may be more favorable when benchmarked outside the metro, while local leasing narratives should remain sensitive to street-level experience and property upkeep.
Recent trends are constructive: estimated violent and property offense rates posted large year-over-year declines (both ranking near the top nationally for improvement). Continued management attention to lighting, access control, and community standards can help sustain positive perception and leasing stability.
Proximity to major corporate offices supports a broad commuter tenant base and helps underpin weekday occupancy and renewals. Nearby employers include Charter Communications, AmerisourceBergen, Radio Disney, Thermo Fisher Scientific, and Disney.
- Charter Communications — telecommunications (9.6 miles)
- AmerisourceBergen — pharmaceuticals distribution (11.35 miles)
- Radio Disney — media (12.46 miles)
- Thermo Fisher Scientific — life sciences (12.49 miles)
- Disney — entertainment (12.68 miles) — HQ
14033 Foothill Blvd presents a practical, operations-focused thesis: a renter-heavy neighborhood with occupancy trends in the low-90s, amenity convenience that supports lease retention, and a high-cost ownership backdrop that sustains multifamily demand. According to CRE market data from WDSuite, the neighborhood’s rent and home value signals align with durable renter reliance, while the 1988 vintage offers relative competitiveness versus older area stock, with scope for targeted upgrades to enhance positioning.
Within a 3-mile radius, forecasts point to population growth alongside a notable increase in household counts through 2028, with slightly smaller household sizes — a setup that typically enlarges the renter pool and supports occupancy stability. Balanced against this are metro-relative safety positioning and average school ratings, which call for careful leasing narratives and asset management to maintain pricing power.
- Renter-heavy neighborhood supports depth of tenant demand and renewals.
- Amenity-rich location aids leasing velocity and day-to-day livability.
- 1988 vintage is newer than local average, with value-add potential via modernization.
- 3-mile outlook indicates more households and a larger renter pool, supporting occupancy.
- Risks: metro-relative safety positioning and average schools require attentive leasing and operations.