| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 77th | Best |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 28160 McBean Pkwy, Valencia, CA, 91354, US |
| Region / Metro | Valencia |
| Year of Construction | 2001 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
28160 McBean Pkwy, Valencia CA Multifamily Investment
Neighborhood occupancy trends sit in the mid-to-high 90s and household incomes are strong, supporting renter demand and leasing stability, according to WDSuite’s CRE market data. Metrics noted reflect neighborhood conditions around the property, not the asset itself.
Valencia’s inner-suburban setting combines high-performing schools and stable housing dynamics that appeal to working households. School ratings in the neighborhood sit above national norms, and neighborhood occupancy is strong, signaling consistent renter demand and lower downtime risk for comparable assets nearby. The property’s 2001 vintage is slightly newer than the area’s average construction year, suggesting competitive positioning versus older stock while leaving room for targeted system upgrades or light renovations over the hold.
Within a 3-mile radius, population and households have grown in recent years with projections for further household increases, indicating a gradually expanding tenant base. Renter-occupied share in the immediate area is lower than owner share, which typically supports demand for quality multifamily product when paired with rising household counts and income growth; this combination tends to support occupancy stability and renewal potential rather than rapid lease-up volatility.
Home values in the neighborhood are elevated relative to national benchmarks, and rent-to-income levels trend manageable for the area’s income profile. For investors, a high-cost ownership market often sustains reliance on rental housing, which can underpin retention and pricing power when managed carefully. These observations are based on commercial real estate analysis from WDSuite, comparing neighborhood metrics to metro and national trends.
Local retail density is modest, with fewer cafes and daily-needs options immediately adjacent than denser urban cores. While this suggests a more car-oriented lifestyle, proximity to employment centers in the broader Los Angeles region offsets limited walkability for many renters seeking newer product and quality schools.
Safety indicators for the neighborhood generally track around the national middle on property and violent offense rates, with performance below the metro median compared with other Los Angeles neighborhoods (1,441 neighborhoods in total). Recent year-over-year data show a notable uptick in the neighborhood’s violent offense rate; investors should monitor trend direction and management practices, as localized changes can affect leasing sentiment even when baseline levels are near national averages.
Overall, the picture is mixed: mid-pack safety nationally but less competitive within the metro’s rankings. Underwriting should reflect prudent reserves and attention to security posture, alongside the area’s strong occupancy signals.
Nearby corporate nodes provide a diversified employment base that supports renter demand and commute convenience, particularly in healthcare, life sciences, and insurance. The employers listed below are representative of the accessible job centers serving this neighborhood.
- AmerisourceBergen — healthcare distribution (1.9 miles)
- Boston Scientific Neuromodulation — medical devices (2.0 miles)
- Thermo Fisher Scientific — life sciences (17.0 miles)
- Farmers Insurance Exchange — insurance (19.1 miles) — HQ
- Charter Communications — telecommunications (21.3 miles)
This 44-unit, 2001-built property benefits from neighborhood fundamentals that support steady occupancy: high household incomes, elevated home values that reinforce renter reliance on multifamily housing, and above-average school quality. According to CRE market data from WDSuite, neighborhood occupancy trends remain robust versus national benchmarks, while rent-to-income levels indicate manageable affordability pressure for the local renter base.
The vintage provides a competitive edge against older area stock, with potential to capture value through selective modernization and operational execution rather than heavy redevelopment. Household growth within a 3-mile radius and projections for additional households point to a larger tenant base over time, supporting leasing stability and renewal potential.
- Strong neighborhood occupancy and income profile support rent collections and renewal stability.
- High-cost ownership market sustains renter demand and pricing power when managed carefully.
- 2001 vintage offers competitive positioning with scope for targeted value-add improvements.
- Expanding household counts within 3 miles indicate a gradually growing tenant base.
- Risks: Mixed safety rankings within the metro and limited immediate retail density warrant prudent underwriting and tenant-experience focus.