| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 61st | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11611 Blucher Ave, Granada Hills, CA, 91344, US |
| Region / Metro | Granada Hills |
| Year of Construction | 1986 |
| Units | 80 |
| Transaction Date | 2024-07-03 |
| Transaction Price | $40,000,000 |
| Buyer | CA PORTFOLIO HOLDER LLC |
| Seller | FIDELITY NATIONAL TITLE COMPANY |
11611 Blucher Ave, Granada Hills Multifamily Investment
Neighborhood occupancy runs solid and renter demand is reinforced by a high-cost ownership market in Los Angeles, according to WDSuite’s CRE market data.
Positioned in Granada Hills’ inner-suburban fabric of the Los Angeles metro, the property sits in a neighborhood rated B and competitive among Los Angeles neighborhoods (654th of 1,441). According to WDSuite’s CRE market data, neighborhood occupancy is near the upper half of the metro and has edged higher over the past five years, supporting income stability at similar multifamily assets.
Daily-life amenities are serviceable, with grocery access comparatively strong (high national percentile), and restaurant density above many areas in the U.S. Cafés, parks, and pharmacies are less concentrated within the immediate neighborhood footprint, which may modestly affect walkable appeal but is typical for inner-suburban Los Angeles.
The 1986 vintage is slightly older than the neighborhood average construction year. For investors, that points to targeted capital planning for systems and common-area updates, with potential value-add and repositioning upside versus newer stock.
Within a 3-mile radius, demographics indicate a large household base with incomes trending higher over time. While population has eased modestly recently, households have increased and are projected to rise further as average household size trends lower—expanding the addressable tenant base and supporting occupancy stability. The renter-occupied share within 3 miles sits in the mid-30% range, indicating a moderate renter concentration that underpins multifamily demand without oversaturation.
Neighborhood rents benchmark high on a national basis, and rent-to-income metrics indicate comparatively lower rent burden locally, which can support retention and steady leasing. Elevated home values in this part of Los Angeles signal a high-cost ownership market that sustains demand for rental housing and helps preserve pricing power for well-maintained units.
Education quality trends around the national midpoint, and neighborhood-level operating income per unit ranks in the top tier nationally—context that, taken together, suggests steady performance potential for well-executed operations, based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood compare favorably on a national basis. Overall and violent offense measures sit in the top quartile nationally, and recent year-over-year trends show notable declines in estimated offense rates. These statistics are neighborhood-level, not property-specific, and provide comparative context against other areas in the Los Angeles region and across the U.S.
Within the Los Angeles-Long Beach-Glendale metro, the neighborhood performs above many peers, and nationally it compares as safer than a large share of neighborhoods. Investors should still underwrite standard security and lighting measures common to 1980s-vintage multifamily, but the comparative data backdrop is constructive.
Proximity to major corporate employers supports a diverse commuter tenant base and leasing durability. Nearby demand drivers include Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney.
- Charter Communications — telecommunications (9.1 miles)
- Thermo Fisher Scientific — life sciences (9.9 miles)
- Farmers Insurance Exchange — insurance (10.1 miles) — HQ
- Radio Disney — media (11.5 miles)
- Disney — entertainment (11.9 miles) — HQ
This 80-unit, 1986-vintage asset in Granada Hills aligns with inner-suburban Los Angeles fundamentals: neighborhood occupancy is healthy with upward momentum, renter demand is supported by elevated ownership costs, and 3-mile household counts are expanding even as average household size trends lower—together pointing to a deeper tenant base and potential for steady leasing. According to CRE market data from WDSuite, neighborhood rents sit high versus national norms while rent-to-income metrics suggest manageable affordability pressure, aiding retention.
Vintage considerations imply targeted modernization and systems upkeep can unlock value-add potential relative to newer competing stock. Amenity access is strongest for groceries and dining, while limited parks and café density and school ratings around the national midpoint are items to monitor in underwriting; however, the employment base within 10–12 miles adds support for sustained renter interest.
- Stable neighborhood occupancy and high national rent positioning support revenue consistency
- 1986 vintage offers value-add and modernization upside with focused capex planning
- Expanding household counts within 3 miles indicate a larger tenant base and leasing durability
- Elevated ownership costs in the area reinforce reliance on rental housing and pricing power
- Risks: softer walkable amenities and midrange school ratings; maintain competitive finishes to defend demand