| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 67th | Good |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9907 White Oak Ave, Northridge, CA, 91325, US |
| Region / Metro | Northridge |
| Year of Construction | 1996 |
| Units | 80 |
| Transaction Date | 2023-03-24 |
| Transaction Price | $16,114,000 |
| Buyer | EHF WHITE OAK LASSEN PROPCO LP |
| Seller | WHITE OAK LP |
9907 White Oak Ave, Northridge Multifamily Investment
Neighborhood occupancy is competitive and renter demand is supported by high ownership costs and strong incomes, according to WDSuite’s CRE market data. This positioning can aid lease stability in Northridge while allowing measured pricing power.
Situated in Northridge, the neighborhood rates A- and ranks 361 of 1,441 Los Angeles metro neighborhoods, placing it above the metro median. Occupancy in the neighborhood is solid and compares favorably to many U.S. areas, with renter-occupied housing representing a little over half of units, indicating a meaningful renter concentration that supports depth of tenant demand.
The asset’s 1996 vintage is newer than the neighborhood’s average construction year of 1983, offering relative competitiveness versus older stock; investors should still plan for selective system updates or modernization to maintain positioning. Neighborhood rents skew high relative to national levels, yet a modest rent-to-income profile suggests manageable affordability pressure that can support retention and steady renewal performance.
Local dynamics are favorable for daily needs: parks and restaurants rank in the top decile nationally, while childcare access is strong; cafes and pharmacies are thinner, so resident convenience leans more on groceries and parks. Average school ratings sit modestly above national norms, which can aid family renter retention compared with peer submarkets.
Within a 3-mile radius, demographics indicate a slight population contraction in recent years while household counts have increased and are projected to continue rising, pointing to smaller household sizes and a larger renter pool over time. Elevated median home values relative to national benchmarks and a high value-to-income environment signal a high-cost ownership market, which generally reinforces reliance on multifamily housing and supports occupancy stability.
Safety indicators compare favorably at the neighborhood level. Violent-offense metrics are in the top quartile nationally, and recent year-over-year trends show notable declines in both violent and property offense rates, suggesting improving conditions relative to national patterns. Compared with other Los Angeles-Long Beach-Glendale neighborhoods (1,441 total), the area is competitive and performs above many peers on safety-related measures.
The employment base within commuting distance blends life sciences, insurance, telecom/media, and entertainment headquarters, supporting a diversified renter pool and lease retention through commute convenience.
- Thermo Fisher Scientific — life sciences (6.4 miles)
- Farmers Insurance Exchange — insurance (6.5 miles) — HQ
- Charter Communications — telecom & media (10.7 miles)
- Radio Disney — media (12.3 miles)
- Disney — entertainment (12.9 miles) — HQ
This 80-unit, 1996-vintage asset benefits from a renter-driven neighborhood with strong income characteristics and high ownership costs that help sustain multifamily demand. Neighborhood occupancy trends are steady, and rents benchmark high nationally while rent-to-income levels indicate manageable affordability pressure that can support renewals and moderate pricing power. Based on CRE market data from WDSuite, the property’s relative vintage versus the local 1980s-era stock provides a competitive edge, though planning for targeted system updates is prudent.
Within a 3-mile radius, household counts have increased and are projected to expand further even as population edges down, implying smaller households and a broader tenant base that supports occupancy stability. Amenities skew toward parks, groceries, and restaurants, and safety indicators have improved on a year-over-year basis, helping reinforce leasing fundamentals over a full cycle.
- Newer 1996 vintage versus neighborhood average supports competitive positioning; budget for selective modernization
- High ownership costs and strong incomes reinforce reliance on rentals and depth of tenant demand
- Neighborhood occupancy and rent-to-income dynamics support retention and measured pricing power
- 3-mile household growth and smaller household sizes point to renter pool expansion and leasing stability
- Risk: amenities are uneven (limited cafes/pharmacies), requiring asset-level services to sustain appeal