| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 64th | Good |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25857 Singing Hills Dr, Valencia, CA, 91355, US |
| Region / Metro | Valencia |
| Year of Construction | 1978 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
25857 Singing Hills Dr Valencia Multifamily Opportunity
In a high-cost ownership pocket of Valencia, neighborhood occupancy near the low-90s suggests steady renter demand, according to WDSuite’s CRE market data. The takeaway for investors is durable leasing fundamentals supported by above-metro incomes, with occupancy measured for the neighborhood rather than the property.
This Urban Core neighborhood in the Los Angeles metro carries a B+ rating and ranks 397 of 1,441, placing it above the metro median. For investors, that translates to balanced fundamentals: restaurants and daily-needs retail are comparatively dense (restaurants rank in a high national percentile), while grocery and pharmacy access score well nationally. Cafés and dedicated park acreage are comparatively limited, so lifestyle appeal leans more toward practical amenities than third-space or park-driven activation.
Rents trend toward the higher end for the region, with median contract rent elevated by national standards and notable 5‑year growth. Coupled with a relatively low rent-to-income ratio for the area, this points to manageable affordability pressure and potential for stable retention. Neighborhood occupancy tracks around the low-90s, supporting an expectation of steady leasing conditions rather than outsized vacancy risk.
Tenure data indicates a renter concentration around four in ten units at the neighborhood level, which suggests a meaningful but not saturated renter base that can support multifamily absorption over time. The subject’s 1978 vintage is slightly older than the neighborhood’s average construction year (early 1980s), implying typical value‑add and capital planning opportunities to remain competitive against newer stock.
Demographic statistics within a 3‑mile radius show recent population and household growth, alongside rising household incomes. Forward‑looking estimates indicate a modest population dip even as household counts are projected to rise, which is consistent with smaller household sizes and can still expand the renter pool. In a market where median home values are elevated by national comparison, ownership costs tend to reinforce reliance on rental housing and support lease stability for well‑positioned assets, based on CRE market data from WDSuite.
Safety indicators are mixed when framed against both metro and national context. The neighborhood’s crime rank sits below the Los Angeles metro median (ranked 862 of 1,441 neighborhoods), suggesting more property‑related activity than many peers, while overall safety compares near the national midpoint.
Violent‑offense measures trend relatively favorable versus national norms (above the national median percentile), and recent data shows a year‑over‑year improvement in violent incidents. Property‑offense measures are comparatively softer (lower national percentile) with a recent uptick. For investors, this points to standard operating considerations—lighting, access control, and resident engagement—to support leasing and retention rather than a structural deterrent.
Nearby corporate offices span healthcare and life sciences, insurance, and telecom—employers that help underpin a diversified renter base and commute convenience for workforce and professional tenants. Specifically, AmerisourceBergen, Boston Scientific Neuromodulation, Thermo Fisher Scientific, Farmers Insurance Exchange, and Charter Communications are within commuting range.
- AmerisourceBergen — pharmaceutical distribution (3.1 miles)
- Boston Scientific Neuromodulation — medical devices (4.5 miles)
- Thermo Fisher Scientific — life sciences equipment (12.5 miles)
- Farmers Insurance Exchange — insurance (14.6 miles) — HQ
- Charter Communications — telecommunications (18.2 miles)
The property’s 1978 vintage sits a bit older than the neighborhood average, positioning it for targeted renovations and operational upgrades to preserve competitiveness against early‑1980s stock. Neighborhood metrics point to resilient fundamentals: elevated home values support renter reliance on multifamily, rent levels rank high nationally yet appear manageable relative to incomes, and occupancy in the low‑90s indicates steady demand. According to CRE market data from WDSuite, NOI per unit in the surrounding area trends competitively for the metro, underscoring income potential for well‑managed assets.
Investor watch‑items include mixed but improving safety signals (better trends in violent‑offense measures, softer property‑offense indicators) and forward projections showing smaller household sizes even as total households grow, which may shift unit‑mix preferences over time. With thoughtful capital planning and disciplined leasing, the asset can lean into durable location fundamentals and diversified employer demand.
- Older 1978 vintage supports a focused value‑add plan to enhance competitiveness
- High home values reinforce rental demand and lease retention
- Neighborhood occupancy around the low‑90s supports income stability
- Competitive NOI per unit in the area, per WDSuite CRE market data
- Risks: softer property‑crime readings and shifting household sizes may influence operations