| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 51st | Fair |
| Amenities | 71st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9939 Sepulveda Blvd, Mission Hills, CA, 91345, US |
| Region / Metro | Mission Hills |
| Year of Construction | 1979 |
| Units | 23 |
| Transaction Date | 2009-04-15 |
| Transaction Price | $2,350,000 |
| Buyer | Richard I Jaufman |
| Seller | Charles & Barbara Mercurio |
9939 Sepulveda Blvd Mission Hills Multifamily
Neighborhood occupancy is strong and comparatively stable for Los Angeles, according to WDSuite’s CRE market data, pointing to resilient renter demand and consistent leasing performance at the submarket level.
Mission Hills offers investors a practical blend of demand drivers and daily-life conveniences. Neighborhood-wide occupancy trends sit in the top quartile among 1,441 Los Angeles metro neighborhoods and rank in the 93rd percentile nationally, a backdrop that generally supports steady rent rolls and lower turnover risk. At the same time, neighborhood-level NOI per unit benchmarks near the 80th percentile nationally, indicating operational performance that is competitive for comparable urban Los Angeles locations.
Local amenities are a relative strength: densities of grocery, pharmacy, and cafes are each above national medians, which helps with leasing visibility and retention. Average school ratings are also above national norms (84th percentile), a factor that can broaden the tenant base to households valuing access to higher-rated schools. One trade-off is limited nearby park acreage, which may modestly affect outdoor amenity appeal; properties that offer onsite or private open space can differentiate.
Ownership costs in the neighborhood are elevated versus national benchmarks (home values around the 93rd percentile and value-to-income near the 96th percentile), which tends to reinforce reliance on rental housing and can support pricing power for well-maintained units. Rent-to-income ratios trend more moderate locally, which can aid lease retention and reduce near-term affordability pressure relative to other Los Angeles submarkets.
Within a 3-mile radius, households have increased over the past five years even as population edged lower, indicating smaller average household sizes and a gradually diversifying renter pool. Tenure is roughly balanced between owners and renters today and is projected to tilt slightly toward renter-occupied units by 2028, supporting depth of demand for multifamily product. These dynamics, based on CRE market data from WDSuite, suggest a broadening tenant base that supports occupancy stability over the medium term.
Safety conditions compare favorably in a national context: the neighborhood’s overall safety profile sits in the upper quartile nationwide, and both violent and property offense estimates show notable year-over-year declines. In particular, violent offense trends improved sharply over the past year, placing recent change metrics near the top of national comparisons.
Within the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, this area is competitive on safety when viewed against urban Los Angeles peers. As always, conditions vary block to block and by time of day; investors typically validate site-level factors with property management data, local law enforcement reports, and touring. These interpretations are based on WDSuite’s CRE market data.
The surrounding employment base includes media, telecom, insurance, and life sciences offices that help sustain a broad renter pool and support retention through commute convenience. The list below highlights nearby corporate nodes most relevant to workforce housing demand.
- Charter Communications — telecom & cable operations (7.9 miles)
- Thermo Fisher Scientific — life sciences offices (8.8 miles)
- Farmers Insurance Exchange — insurance services (8.9 miles) — HQ
- Radio Disney — media offices (9.9 miles)
- Disney — entertainment corporate offices (10.5 miles) — HQ
At 23 units averaging roughly 680 square feet, the property fits squarely into the workforce segment that benefits from strong neighborhood-wide occupancy and a deepening renter pool. Elevated ownership costs relative to income in this Los Angeles submarket tend to sustain demand for rentals, while moderate rent-to-income levels support retention and reduce near-term collection risk. According to CRE market data from WDSuite, the neighborhood’s operational benchmarks and amenity access are supportive of stable performance compared with many urban Los Angeles peers.
Built in 1979, the asset may warrant targeted capital planning for systems and interiors; that vintage can also offer value-add potential where renovations enhance competitive positioning against newer product. Investors should also weigh local park scarcity and slightly shrinking regional population against positive household growth and employer proximity when underwriting.
- Strong neighborhood occupancy and above-median NOI benchmarks support leasing stability
- Elevated ownership costs reinforce multifamily demand and pricing power
- Household growth within 3 miles expands the tenant base despite modest population decline
- 1979 vintage presents value-add upside with targeted renovations and system updates
- Risks: limited nearby park space, shifting demographics, and ongoing capex needs for an older asset