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Zip Code 91342

Sylmar, CA • Los Angeles County

Real Estate Market Analysis

Q3 2025 Report
$810,000 (June 2025)
Median Home Value
~92,000
Population
$78,000
Median Income
Average (GreatSchools ratings 4-6/10 for most schools)
School District Rating

Market Statistics

Property Values

$810,000 (June 2025)
Median Home Value
$3,300 (est. for 2025, based on market trends)
Median Rent
$540 (est. mid-2025)
Price per Sq Ft

Market Performance

Home Appreciation+4.1% year-over-year (Jan 2024–Jan 2025)
Market VelocityHomes go pending in ~25 days; 62% sell within 30 days
Foreclosure RateLow, consistent with LA County averages

Area Information

Area Size~12.5 sq mi
CountyLos Angeles
Primary CitySylmar

Housing Profile

Housing Statistics

Total Housing Units~27,000
Owner Occupied~60%
Rental Properties~40%
Vacant Units~3%
New ConstructionLimited; most inventory is resale with some infill development

Housing Types

Single-family homesTownhomesCondosMulti-family (2-4 units)

Demographics

~92,000
Population
34
Median Age
$78,000
Median Income
~95% (unemployment ~5%)
Employment Rate
High school diploma or higher: 78%; Bachelor’s degree or higher: 22%
Education Levels
Predominantly family households; average household size 3.5
Family Composition

Education Quality

School District Performance

Average (GreatSchools ratings 4-6/10 for most schools)
District Rating
School DistrictLos Angeles Unified School District (LAUSD)
Test ScoresBelow California state average, but improving
Graduation Rates~82%

Schools in Area

  • Sylmar High School
  • Olive Vista Middle School
  • Herrick Avenue Elementary
  • Valley Academy of Arts and Sciences

Economic Factors

Employment & Business

Job GrowthModerate, tracking LA County trends (+1.5% in 2025)
Unemployment Rate~5%
Business EnvironmentStable, with growth in logistics and healthcare
Commercial ActivityActive along Foothill Blvd and San Fernando Rd

Major Employers

  • LAUSD
  • Healthcare (Kaiser, Olive View-UCLA Medical Center)
  • Logistics/warehousing
  • Retail (local centers)

Infrastructure & Quality of Life

Infrastructure

Transportation Access

  • • I-210 Freeway
  • • I-5 Freeway
  • • Metrolink Sylmar/San Fernando Station
  • • Metro bus lines

Utilities & Services

  • • LADWP (water/power)
  • • SoCal Gas
  • • Spectrum/AT&T (internet)

Quality of Life

Safety & Environment

Moderate; property crime slightly above LA average, violent crime below average

Good air quality for LA; proximity to Angeles National Forest

Healthcare Access

  • • Olive View-UCLA Medical Center
  • • Kaiser Permanente
  • • Multiple urgent care clinics

Development Trends

Planned Developments

  • Small-scale infill housing
  • Mixed-use projects near transit

Infrastructure Projects

  • • Road improvements near 210/5 interchange

Investment Outlook

Growth Outlook

Steady, with moderate population and housing growth

Investment Opportunities

  • • ADU construction
  • • Value-add multifamily
  • • First-time buyer homes

Marketing Intelligence

Target Demographics

  • First-time buyers
  • Young families
  • Move-up buyers
  • Investors

Competitive Advantages

  • Lower price point than most LA neighborhoods
  • Proximity to freeways and transit
  • Diverse housing stock

Pricing Strategies

List slightly below median to attract multiple offers; price competitively for quick sales

Common Objections & Response Strategies

Objection: Schools are average or below average.

Response Strategy:

Highlight improving test scores, new magnet programs, and proximity to charter/private options.

Objection: Area has higher property crime rates.

Response Strategy:

Emphasize community policing, neighborhood watch, and lower violent crime rates.

Objection: Commute times to West LA or DTLA are long.

Response Strategy:

Promote Metrolink access, flexible work trends, and local employment opportunities.

Professional Recommendations

1

Leverage local market knowledge to educate buyers on value vs. LA average.

2

Network with local lenders for first-time buyer programs.

3

Promote ADU and value-add investment opportunities.

4

Highlight improving schools and community amenities.

5

Price listings competitively to drive multiple offers.

Competitive Analysis

Comparable Markets

  • Pacoima (91331)
  • San Fernando (91340)
  • Sunland-Tujunga (91040)

Market Positioning

Affordable alternative to central LA and San Fernando Valley

Competitive Advantages

  • Lower median price than neighboring zip codes
  • More inventory and larger lots

Price Comparison

91342 median home value ~$810,000 vs. LA County median ~$884,000

Investment Metrics

4.5–5.2% for SFR/multifamily (2025 est.)
Cap Rates
~5% gross yield
Rental Yields
~20:1
Price-to-Rent
Positive for well-managed rentals, especially ADUs/multifamily
Cash Flow
3–5% annual appreciation expected
Appreciation

Buyer Journey Insights

First-Time Buyers

Strong opportunity due to lower price point; highlight down payment assistance and FHA/VA options.

Move-Up Buyers

Appeal with larger homes and lots; emphasize value for space.

Downsizers

Limited inventory, but single-story and condo options exist.

Investors

Solid rental demand, ADU potential, and value-add multifamily.

Relocators

Emphasize transit access, affordability, and suburban amenities.

This zip code analysis was generated using comprehensive market data and AI intelligence.

Market conditions change rapidly - consult with local real estate professionals for the most current information.

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