| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 89th | Best |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16100 W Sunset Blvd, Pacific Palisades, CA, 90272, US |
| Region / Metro | Pacific Palisades |
| Year of Construction | 1995 |
| Units | 20 |
| Transaction Date | 2021-12-09 |
| Transaction Price | $13,525,000 |
| Buyer | TLC 16100 SUNSET BLVD LLC |
| Seller | 811 6TH STREET LLC |
16100 W Sunset Blvd Pacific Palisades Multifamily Investment
Situated in a high-income, low-renter concentration pocket of Los Angeles’ Westside, this 20‑unit asset benefits from strong local spending power and elevated home values that reinforce rental demand, according to WDSuite’s CRE market data.
Pacific Palisades is an Inner Suburb with an A neighborhood rating and ranks 204 out of 1,441 Los Angeles metro neighborhoods, placing it in the top quartile locally. Parks and outdoor access test well (near the top nationally), with cafes and grocery options also competitive, while childcare and pharmacy options are limited. For investors, the amenity mix supports resident satisfaction and retention, with selective service gaps to note for family-oriented renters.
Median home values in the neighborhood are among the highest nationally, indicating a high‑cost ownership market that tends to sustain reliance on multifamily housing and support pricing power. Neighborhood rents are elevated and have grown meaningfully over the last five years, while the rent‑to‑income ratio sits near the lower half nationally, signaling less near‑term affordability pressure relative to local incomes.
Renter concentration is modest at about 28% of housing units being renter‑occupied in the neighborhood, implying a shallower but stable tenant base that often favors longer tenancy and lower turnover in professionally managed product. Within a 3‑mile radius, demographics show recent population softness but an increase in families, and WDSuite’s data indicates forecasts for growth in total households alongside smaller average household sizes. For multifamily, more households and smaller sizes typically point to a larger tenant base and support for occupancy stability over time.
The property’s 1995 construction is newer than the neighborhood’s older housing stock (average vintage around 1970). That relative youth can enhance competitive positioning versus older buildings, though investors should still plan for targeted modernization and system updates typical of late‑1990s product. Neighborhood operating performance indicators (NOI per unit) track in the upper tier nationally, which aligns with strong Westside fundamentals.
Relative to the Los Angeles metro, the neighborhood’s safety profile ranks in the top quartile (176 out of 1,441), and national comparisons place it above average safety-wise. WDSuite’s indicators also show notable year‑over‑year declines in both property and violent offense rates, reinforcing an improving trend. While no location is risk‑free, the comparative position suggests a favorable backdrop for resident comfort and leasing stability.
Nearby anchor employers across healthcare, energy, engineering, and interactive entertainment provide a diversified employment base that supports commute convenience and renter demand for Westside assets. Employers listed reflect realistic commute sheds for residents of Pacific Palisades.
- Abbott Laboratories — healthcare & life sciences (4.4 miles) — HQ
- Activision Blizzard — interactive entertainment (5.2 miles) — HQ
- Occidental Petroleum — energy corporate offices (5.4 miles) — HQ
- AECOM — engineering & infrastructure (6.9 miles) — HQ
- Activision Blizzard Studios — media & production (7.9 miles)
This 20‑unit asset in Pacific Palisades is positioned in a high‑income Westside submarket where elevated ownership costs and strong spending power underpin durable renter demand. While neighborhood occupancy trends sit below the national median, household growth within a 3‑mile radius and smaller forecast household sizes point to a broader renter pool and support for long‑term leasing stability. According to CRE market data from WDSuite, neighborhood operating performance indicators rank in the upper tier nationally, consistent with premium Westside dynamics.
Built in 1995, the property is newer than much of the surrounding stock, offering relative competitiveness versus older buildings while still presenting scope for selective modernization to drive rents and retention. The amenity mix leans heavily toward parks, cafes, and grocery access, reinforcing lifestyle appeal; investors should note limited childcare and pharmacy density when positioning for certain renter cohorts.
- High‑income, high‑cost ownership market supports sustained rental demand and pricing power
- Household growth and smaller projected household sizes within 3 miles expand the tenant base
- 1995 vintage offers competitive positioning with value‑add modernization potential
- Strong parks and daily‑needs access bolster livability for retention
- Risk: neighborhood occupancy trails national norms; selective service gaps (childcare/pharmacy) to consider in leasing strategy