| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 61st | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11541 Blucher Ave, Granada Hills, CA, 91344, US |
| Region / Metro | Granada Hills |
| Year of Construction | 2010 |
| Units | 52 |
| Transaction Date | 2018-04-19 |
| Transaction Price | $21,500,000 |
| Buyer | Nidal A Barakat Family Trust |
| Seller | Pennhurst Investtments LLC |
11541 Blucher Ave Granada Hills 52‑Unit Multifamily
Newer construction and large floorplans position this asset for stable leasing in a high-income, ownership-heavy pocket of Los Angeles, according to WDSuite’s CRE market data.
Granada Hills is an Inner Suburb with a B neighborhood rating among 1,441 Los Angeles metro neighborhoods, offering family-oriented demand drivers and comparatively high household incomes. The property’s 2010 vintage is newer than the neighborhood’s typical 1989 stock, which can support competitive positioning versus older buildings while still warranting forward capital planning for systems over the next cycle.
Local livability leans toward daily convenience rather than nightlife density. Neighborhood amenities score well for essentials such as grocery options (high compared with many areas nationally) and childcare availability, while cafes, parks, and pharmacies are sparser. Average school ratings track around the national midpoint, suggesting broad appeal without being a primary premium driver.
For investors, neighborhood occupancy is in the upper range nationally, supporting rent roll durability. Home values sit in a high-cost ownership market relative to the nation, which tends to reinforce renter reliance on multifamily housing and can aid lease retention. The rent-to-income profile indicates manageable affordability pressure, offering room for disciplined revenue management rather than aggressive increases.
Tenure patterns matter: within a 3-mile radius, roughly one-third of housing units are renter-occupied today, with forecasts pointing to more households and smaller average household sizes over the next five years. That combination indicates a gradually expanding tenant base that can support occupancy stability, particularly for larger layouts that serve family renters.
Comparatively to the Los Angeles metro, this neighborhood ranks toward the safer end of the spectrum (ranked 123 among 1,441 metro neighborhoods), and sits in the top quartile nationally based on WDSuite’s data. Recent readings also show meaningful one-year declines in both violent and property offense rates at the neighborhood level, a constructive trend for renter sentiment and leasing stability.
As always, safety varies by micro-location and over time. Investors should pair these metro-relative and national comparisons with on-the-ground observations and current ownership/management practices.
Nearby corporate employment anchors support commuting convenience and a broad renter base, led by telecom, life sciences, and major media headquarters cited below.
- Charter Communications — telecommunications (9.1 miles)
- Thermo Fisher Scientific — life sciences offices (9.8 miles)
- Farmers Insurance Exchange — insurance (10.0 miles) — HQ
- Radio Disney — media (11.5 miles)
- Disney — entertainment (11.9 miles) — HQ
Built in 2010 with 52 units averaging notably large floorplans, this asset competes well against older neighborhood stock while addressing family-oriented demand in Granada Hills. Neighborhood occupancy trends are solid, and elevated ownership costs relative to incomes tend to sustain renter demand and support lease retention. Within a 3-mile radius, households have been increasing and are projected to continue rising as average household sizes edge down, pointing to a larger tenant base and stable absorption.
According to CRE market data from WDSuite, the area’s income levels are strong versus national norms while rent-to-income readings suggest manageable affordability pressure. That combination, alongside proximity to diversified employers, underpins steady operations with measured pricing power. Key risks include softer population growth, modest school ratings, and thinner lifestyle amenities like parks and cafes, which argue for disciplined asset management and targeted property enhancements.
- 2010 construction and large unit mix enhance competitiveness versus older local inventory
- Solid neighborhood occupancy and high-cost ownership market support renter demand and retention
- Growing household counts within 3 miles indicate a larger tenant base and stable absorption
- Access to diversified employers (telecom, life sciences, media) aids leasing stability
- Risks: slower population growth, average schools, and limited parks/cafes require careful asset and leasing strategy