13315 Dronfield Ave., Sylmar, CA 91342
INVESTMENT OVERVIEW
This 54,531 SF RD6-1XL-K zoned lot will be delivered with Ready-to-Issue (RTI) permits for a thoughtfully designed 5-story, 354-unit multifamily development in the heart of Sylmar. The project features an efficient and scalable unit mix of 6 studios and 348 one-bedrooms, with average unit sizes between 310 and 390 SF, catering to the needs of modern renters seeking functional, affordable, and well-located housing.
Located in Sylmar, one of the fastest-growing residential hubs in the San Fernando Valley, this site offers excellent access to I-5, I-210, and SR-118, making it convenient for commuters heading to Downtown LA, Burbank, Glendale, or the Santa Clarita Valley. The area continues to attract both workforce and market-rate renters due to its relative affordability, accessibility, and growing job base.
With RTI permits in place, the project is shovel-ready, enabling developers to bypass the time and uncertainty of the entitlement process and immediately move into construction.
The building’s design prioritizes density and layout efficiency, while aligning with the demand for smaller, more affordable rental housing in Greater Los Angeles.
As the City of Los Angeles continues to focus on increasing housing stock through infill development and upzoning, 13315 Dronfield Ave stands out as one of the few large-scale, entitled opportunities in the Sylmar submarket. The project’s scale, zoning, and design flexibility make it ideal for build-and-hold strategies, LIHTC/mixed-income structuring, or long-term institutional ownership.
With strong demand drivers, limited new supply in the immediate area, and the ability to activate construction immediately, this project represents a rare investment opportunity in the Northeast Valley with significant long-term upside.
13315 Dronfield Ave
Project Overview
| Project Information | |
|---|---|
| Gross Building Area | 176,082 SF |
| Build-able Units | 354 Unit 348 (1-Bedroom) | 6 (STUDIOS) |
| Stories | 5 |
| Net Rentable | 167,234 SF |
| Lot Size | 54,531 SF |
| Legal Description | |
| Site Address | 13315 Dronfield Ave., Sylmar, CA 91342 |
| Zoning | RD6-1XL-K |
| APN | 2504-013-020 |
13315 Dronfield Ave
Price Analysis
Gross building area
176,082 SF
Build-able Units
354
STORIES
5 FLOORS
LOT SIZE
54,531 SF
NET RENTABLE AREA
167,234
| COST SUMMARY | |
|---|---|
| Acquisition Costs: | $10,950,000.00 |
| Operating Expenses at 5% of Acquisition | $547,500.00 |
| Construction Costs: | $44,125,000.00 |
| Total Development Costs | $55,622,500.00 |
| Plan #1 : DISPOSITION | ||
|---|---|---|
| Projected Property Value: | $114,575,062.15 | |
| Disposition Cap Rate: | 6.50% | |
| Sales Proceeds at Disposition: | ||
| Projected Sale Value: | $ 114,575,062.15 | |
| Broker Commission: at 6.0% of Sale Price | $ 6,874,503.73 | |
| Closing Cost: at 0.5% of Sale Price | $ 572,875.31 | |
| Net Sale Proceed | $ 107,127,683.11 | |
| less: Project Cost | $ 55,622,500.00 | |
| Net Profit | $ 51,505,183.11 | |
| ROI | 92.60% | |
| PLAN #2: HOLD | |
|---|---|
| OPERATING PERFORMANCE | |
| Scheduled Lease Revenue | $ 9,703,152.00 |
| less: Manager Unit | $ 24,048.00 |
| less: Vacancies & Bad Debt at 3.00 % | $ 291,094.56 |
| less: Operating Expenses | $ 1,940,630.40 |
| Total | $ 2,255,772.96 |
| Residential Cash Flow | $ 7,447,379.04 |
| Net Operating Income | $ 7,447,379.04 |
| Cap Rate on Total Cost | 13.39% |
13315 Dronfield Ave
Project Plans
Sylmar – San Fernando Valley
Neighborhood
Nestled in the northernmost part of Los Angeles, within the San Fernando Valley, offering a balance of suburban charm and city access.
Provides excellent connectivity to I-5, I-210, and SR-118, allowing easy commutes to Burbank, Pasadena, and Downtown Los Angeles.
Located near the Sylmar/San Fernando Metrolink Station, offering direct access to Downtown LA and the greater metro area.
The neighborhood sits just minutes from Olive View–UCLA Medical Center, Mission College, and several large employment centers.
Close proximity to local shopping centers, grocery stores, and restaurants along Foothill Boulevard and San Fernando Road.
A diverse and family-oriented community with a mix of long-time residents and new homeowners.
Known for its strong sense of neighborhood pride, community programs, and local schools.
Growing population of working professionals and young families drawn by affordability and suburban lifestyle.
Characterized by single-family homes, small apartment buildings, and new infill townhome developments.
Affordable housing compared to other areas of Los Angeles, with opportunities for both ownership and long-term rental.
The area continues to see investment in multi-family housing and adaptive reuse projects, bringing modern options to the market.
Wide streets, mature trees, and views of the San Gabriel Mountains contribute to a quiet residential feel.
Offers a laid-back suburban lifestyle with access to nature and recreation.
Nearby attractions include Wilson Canyon Park, El Cariso Regional Park, and Veterans Memorial Park — ideal for outdoor enthusiasts.
Family-friendly environment with local farmers markets, community events, and youth sports programs.
Convenient proximity to shopping hubs in Mission Hills, Granada Hills, and San Fernando.
Served by the Los Angeles Unified School District (LAUSD).
Nearby schools include Sylmar Charter High School, Herrick Avenue Elementary, and Olive Vista Middle School.
Close to Los Angeles Mission College for higher education and technical training.
Local access to hiking trails, equestrian centers, and community recreation facilities.
Within minutes of Olive View–UCLA Medical Center and major health and social service providers.
Easy access to San Fernando Road and Foothill Blvd. retail corridors offering supermarkets, restaurants, and local businesses.
Positioned between nature and the city, providing residents with both tranquility and convenience.
