| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14175 Foothill Blvd, Sylmar, CA, 91342, US |
| Region / Metro | Sylmar |
| Year of Construction | 1984 |
| Units | 68 |
| Transaction Date | 2018-04-30 |
| Transaction Price | $13,500,000 |
| Buyer | SILVAN LLC |
| Seller | M G FOOTHILL VILLAGE LLC |
14175 Foothill Blvd, Sylmar CA — 68-Unit Multifamily
Renter-occupied share in the surrounding neighborhood supports a deep tenant base and steady occupancy, according to CRE market data from WDSuite. Positioning in Sylmar offers durable workforce demand within Los Angeles County.
Located in Sylmar within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates B+ and ranks 532 out of 1,441 metro neighborhoods, placing it above the metro median. Neighborhood occupancy is 93.1%, which sits around the national upper-mid range; note this refers to the neighborhood, not the property. A renter-occupied share of 60.8% indicates a sizable tenant pool for multifamily owners and supports leasing depth.
Amenities are a relative strength. Amenity access ranks 235 of 1,441 (competitive among Los Angeles neighborhoods), with grocery, pharmacy, childcare, and cafe densities testing in the mid‑90s or higher nationally. However, park access is limited within the neighborhood, which may require owners to lean on on-site amenities or nearby recreational alternatives to support retention.
Home values in the neighborhood are elevated relative to incomes (value-to-income sits in a high national percentile), reinforcing reliance on rental housing. Median rent levels and a rent-to-income ratio near one-quarter suggest manageable affordability pressure for many renters, which can aid lease retention though it may temper near-term pricing power. These readings reflect neighborhood conditions, not the subject asset.
Demographics aggregated within a 3-mile radius show households have grown modestly in recent years despite a slight population dip, pointing to smaller households and a steady renter pool. Forecasts indicate additional household growth over the next five years alongside rising incomes, which generally supports occupancy stability and demand for professionally managed units based on WDSuite’s CRE market data.
Neighborhood safety trends compare favorably both regionally and nationally. The area ranks 190 out of 1,441 Los Angeles metro neighborhoods for crime (competitive among Los Angeles neighborhoods), and overall safety sits in the low‑80s percentile nationally, indicating stronger safety conditions than the typical U.S. neighborhood.
Recent year-over-year indicators show sharp declines in both property and violent offense rates, landing in the top tier of national improvement. While safety can vary block to block and should be validated during diligence, these comparative readings suggest supportive conditions for resident retention and leasing stability.
Proximity to diversified employers underpins workforce housing demand and commute convenience in the submarket, including Charter Communications, AmerisourceBergen, Thermo Fisher Scientific, Boston Scientific Neuromodulation, and Radio Disney.
- Charter Communications — telecommunications (9.9 miles)
- AmerisourceBergen — pharmaceutical distribution (11.1 miles)
- Thermo Fisher Scientific — life sciences (12.4 miles)
- Boston Scientific Neuromodulation — medical devices (12.5 miles)
- Radio Disney — media (12.7 miles)
Built in 1984, the 68-unit asset offers a vintage that is slightly newer than the neighborhood average stock, providing competitive positioning versus older properties while leaving room for targeted system upgrades or interior modernization to drive value-add outcomes. Average unit sizes above 1,000 square feet can support renter retention and family demand in this part of Los Angeles County.
Neighborhood fundamentals show a sizable renter base, occupancy around the low‑90s, and strong amenity access—factors that typically support stable leasing. Within a 3‑mile radius, recent household growth alongside rising incomes and projected gains points to a larger tenant base over time and healthy demand for multifamily units; according to CRE market data from WDSuite, the area’s ownership costs are high relative to income, which tends to sustain multifamily demand.
- 1984 construction with scope for selective modernization to unlock value
- Large average unit size (~1,000+ sq. ft.) supports retention and family appeal
- Neighborhood renter concentration and low‑90s occupancy support leasing stability
- High-cost ownership market reinforces renter reliance on multifamily housing
- Risk: limited park access and modest recent population softness may require stronger on-site amenities and active leasing management