| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 72nd | Best |
| Amenities | 33rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18434 Vincennes St, Northridge, CA, 91325, US |
| Region / Metro | Northridge |
| Year of Construction | 2010 |
| Units | 25 |
| Transaction Date | 1996-12-31 |
| Transaction Price | $245,000 |
| Buyer | NORTHRIDGE VINCENNES LLC |
| Seller | KK MANAGEMENT LLC |
18434 Vincennes St Northridge Multifamily Investment
This 25-unit property built in 2010 sits in a neighborhood-level market where renter-occupied housing represents 59% of tenure, ranking in the 93rd percentile nationally—indicating strong multifamily demand fundamentals according to CRE market data from WDSuite.
The neighborhood surrounding 18434 Vincennes St earns a B- rating among 1,441 neighborhoods in the Los Angeles-Long Beach-Glendale metro, placing it above the metro median across housing and demographic dimensions. With 59.4% of housing units renter-occupied—93rd percentile nationally—the submarket demonstrates a deep and stable tenant base that supports multifamily demand. Neighborhood-level median contract rent stands at $1,762, ranking in the 87th percentile nationally, while median household income within the 3-mile radius reaches approximately $101,154. This balance suggests moderate affordability pressure but sustained pricing power for well-maintained assets.
Demographic statistics aggregated within a 3-mile radius show a population of roughly 169,800 with stable household counts and an average household size of 3.1. Five-year projections indicate a 34% increase in total households alongside median income growth to approximately $135,566—trends that support renter pool expansion and occupancy stability. The property's 2010 construction year positions it as newer than the neighborhood average of 1980, reducing near-term capital expenditure needs and strengthening competitive positioning relative to older stock.
Home values in the immediate neighborhood carry a median of approximately $1,120,000, ranking in the 98th percentile nationally. Elevated ownership costs limit accessibility to ownership for many households, sustaining reliance on rental housing and reinforcing multifamily demand. The value-to-income ratio ranks in the top quartile nationally, further contributing to rental demand depth and lease retention for investors focused on long-term occupancy stability.
Neighborhood-level occupancy trends show an 80.7% rate, below the metro median and ranking in the 19th percentile nationally—a signal that lease management and tenant retention merit close attention. Amenity density is mixed: childcare facilities rank in the 98th percentile nationally at 4.28 per square mile, supporting family-oriented tenant appeal, while restaurant density (25.7 per square mile) ranks in the 98th percentile. Grocery, café, park, and pharmacy counts per square mile rank at the metro floor, which may affect tenant convenience but does not fundamentally undermine demand given the submarket's strong renter concentration and income growth trajectory.
Safety metrics for the neighborhood rank in the 83rd percentile nationally among 1,441 metro neighborhoods, indicating favorable conditions relative to the broader Los Angeles-Long Beach-Glendale market. Property offense rates stand at approximately 64.5 incidents per 100,000 residents, ranking 154th metro-wide and in the 72nd percentile nationally. Violent offense rates are approximately 11.7 per 100,000 residents, ranking 323rd in the metro and in the 67th percentile nationally.
Year-over-year trends show meaningful improvement: property offenses declined 68.3% and violent offenses fell 80.1%, both ranking in the top decile nationally for improvement. These trends suggest stabilizing conditions that support tenant retention and leasing velocity. Investors should continue to monitor neighborhood-level crime data as part of ongoing asset management and tenant communication strategies.
The property benefits from proximity to major corporate offices anchored by Thermo Fisher Scientific, Farmers Insurance Exchange, and Disney, supporting workforce housing demand and commute convenience for professional renters.
- Thermo Fisher Scientific — life sciences & laboratory services (5.4 miles)
- Farmers Insurance Exchange — insurance (5.4 miles) — HQ
- Charter Communications — telecommunications & media (11.3 miles)
- Disney — entertainment & media (13.4 miles) — HQ
- Occidental Petroleum — energy (13.6 miles) — HQ
18434 Vincennes St offers a 25-unit opportunity in a neighborhood where 59% of housing units are renter-occupied—93rd percentile nationally—signaling robust multifamily demand fundamentals. The property's 2010 construction year positions it as newer than the neighborhood average, reducing near-term capital expenditure requirements and supporting competitive positioning. Demographic statistics within a 3-mile radius point to a 34% increase in households over the next five years alongside median income growth to approximately $135,566, expanding the renter pool and supporting occupancy stability. Elevated home values—median $1,120,000, 98th percentile nationally—limit ownership accessibility and sustain reliance on rental housing, reinforcing demand depth for well-managed multifamily assets.
Neighborhood-level occupancy stands at 80.7%, below the metro median and ranking in the 19th percentile nationally, indicating that lease management and tenant retention will be critical to performance. Median contract rent of $1,762 ranks in the 87th percentile nationally, offering pricing power balanced against moderate affordability pressure. According to commercial real estate analysis from WDSuite, the submarket's strong renter concentration, income growth trajectory, and improving safety trends—property offenses down 68% year-over-year—support a long-term hold strategy for investors focused on workforce housing in the Los Angeles metro.
- Renter-occupied housing at 59% of tenure, 93rd percentile nationally, indicates deep multifamily demand
- 2010 construction year reduces near-term capital needs and strengthens competitive positioning
- Projected 34% household growth and median income increase to ~$135,566 expand renter pool within 3-mile radius
- Elevated home values (98th percentile nationally) sustain rental demand by limiting ownership accessibility
- Neighborhood occupancy at 80.7% (19th percentile nationally) requires active lease management and tenant retention focus