| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 45th | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8762 Etiwanda Ave, Northridge, CA, 91325, US |
| Region / Metro | Northridge |
| Year of Construction | 1975 |
| Units | 29 |
| Transaction Date | 2006-05-15 |
| Transaction Price | $2,800,000 |
| Buyer | UNIVERSITY GARDENS NORTHRIDGE LLC |
| Seller | YAMAMOTO HIDEO |
8762 Etiwanda Ave Northridge, CA Value-Add Multifamily
Neighborhood fundamentals point to durable renter demand and high occupancy at the area level, according to CRE market data from WDSuite, with rents trending above national norms for comparable urban neighborhoods.
Positioned in Northridge within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates A- and ranks 347 out of 1,441 metro neighborhoods — placing it in the top quartile locally. For investors, that combination indicates competitive livability and renter appeal relative to the broader metro.
Amenity access is a strength: restaurant and cafe density compares very favorably at the national level (both near the top of national distributions), and grocery and pharmacy access also rank high. The immediate area shows limited park presence, so resident recreation demand may skew toward private or nearby commercial fitness and open-space alternatives rather than dedicated parkland.
At the neighborhood level, occupancy trends are strong and sit in the top quartile nationally, based on CRE market data from WDSuite. The renter-occupied share is elevated, indicating a deeper tenant base for multifamily leasing and potential stability through turnover cycles. Median rents benchmark above national levels for similar urban cores, reinforcing pricing power when paired with well-maintained or upgraded product.
Demographic statistics aggregated within a 3-mile radius show a broadly stable resident base with recent population softening but a modest increase in households, indicating smaller household sizes and a gradual expansion of the renter pool. Looking ahead, projections point to continued household growth with a smaller average household size, which typically supports multifamily absorption for studios and smaller one-bedrooms while helping sustain occupancy. Elevated home values versus national norms and a high value-to-income environment characterize a high-cost ownership market, which tends to reinforce reliance on rental housing and can support lease retention for quality assets.
School ratings in the area average below national midpoints, which can influence unit mix strategy toward households prioritizing proximity to work, transit, and amenities. Median household incomes in the 3-mile radius have been rising, yet rent-to-income dynamics suggest some affordability pressure; effective leasing and renewal strategies remain important to manage retention.
Safety indicators compare favorably versus many neighborhoods nationwide, with the area landing in a higher national safety percentile. According to WDSuite s CRE market data, recent estimates also point to meaningful year-over-year declines in both violent and property incidents, a constructive signal for long-term leasing stability.
As always, conditions can vary by block and over time; investors should consider property-level security measures and monitor local trends alongside regional benchmarks for Los Angeles-Long Beach-Glendale.
The employment base mixes corporate offices and headquarters within commuting range, supporting renter demand through diverse professional, insurance, media, and energy roles. The list below highlights nearby anchors most relevant to workforce housing and retention.
- Thermo Fisher Scientific — life sciences (5.0 miles)
- Farmers Insurance Exchange — insurance (5.1 miles) — HQ
- Charter Communications — telecommunications (11.0 miles)
- Radio Disney — media (12.2 miles)
- Occidental Petroleum — energy (12.8 miles) — HQ
8762 Etiwanda Ave is a 29-unit asset built in 1975, offering potential value-add and systems modernization opportunities that can enhance competitive positioning versus older stock in this urban core pocket of Northridge. Neighborhood occupancy performs in the top quartile nationally with rents above national benchmarks for urban neighborhoods, based on CRE market data from WDSuite, suggesting a foundation for income durability when paired with targeted renovations and disciplined lease management.
A high-cost ownership landscape in the surrounding area supports sustained multifamily demand, while a renter-occupied share above typical U.S. levels indicates depth in the tenant base. Within a 3-mile radius, households have trended upward and are projected to increase further even as average household size moderates — dynamics that typically expand the renter pool for smaller formats and help support occupancy. Key watch items include affordability pressure relative to incomes, limited nearby park access, and uneven school ratings, which call for product differentiation and amenity programming that resonates with the area s renter profile.
- 1975 vintage presents clear value-add and capital planning angles to drive rent and retention
- Neighborhood occupancy in top quartile nationally, per WDSuite, supports income stability
- High-cost ownership market reinforces renter reliance and depth of tenant base
- 3-mile household growth and smaller household sizes support demand for studios/1BRs
- Risks: affordability pressure, limited immediate park access, and below-average school ratings