| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 42nd | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18445 Valerio St, Reseda, CA, 91335, US |
| Region / Metro | Reseda |
| Year of Construction | 2004 |
| Units | 58 |
| Transaction Date | 2007-10-16 |
| Transaction Price | $9,350,000 |
| Buyer | VALERIO VISTA LLC |
| Seller | JPI COLDWATER LLC |
18445 Valerio St, Reseda CA Multifamily Investment
Stabilized renter demand in an Urban Core pocket of the San Fernando Valley, with neighborhood occupancy holding above many U.S. areas and renter concentration deep enough to support leasing, according to WDSuite’s CRE market data.
Reseda’s Urban Core setting offers everyday convenience with strong neighborhood services: restaurant density sits in the top decile nationally, while pharmacies and childcare access are similarly high. Parks and cafes are less concentrated locally, so lifestyle appeal leans more toward practical amenities than recreation. School quality reads near the national midpoint, which supports broad appeal without being a primary draw for rent premiums.
For investors, the area’s income profile and housing context are supportive of multifamily demand. Neighborhood home values rank in a high national percentile, signaling a high-cost ownership market that tends to sustain rental reliance and lease retention. Median contract rents are also elevated for the region, but the rent-to-income backdrop suggests affordability management should remain part of leasing strategy.
Operating fundamentals are constructive: neighborhood occupancy trends register above the U.S. median, and average NOI per unit ranks in the upper national tier, indicating competitive income performance among peer neighborhoods. Tenure data shows a higher share of renter-occupied units than most U.S. neighborhoods, which points to a deeper tenant base and supports absorption and renewal activity.
Demographics within a 3-mile radius indicate modest population contraction in recent years alongside a net increase in households, implying smaller household sizes and steady formation of renter households. Forward-looking projections show households continuing to rise even as population flattens, which typically supports a larger tenant base and occupancy stability over the medium term, based on CRE market data from WDSuite.
Asset positioning: The property’s 2004 construction is newer than the neighborhood’s older average vintage, which can enhance competitiveness against legacy stock and may reduce near-term systems capex, while still leaving room for targeted modernization to drive rents.
Safety metrics compare favorably: the neighborhood sits in a higher national percentile for safety relative to many U.S. neighborhoods and is competitive among Los Angeles-Long Beach-Glendale neighborhoods. Recent data also indicates notable year-over-year declines in both violent and property offense rates, suggesting an improving trend rather than a one-off result. As always, investors should evaluate submarket and corridor-level patterns as part of diligence rather than making block-level assumptions.
Nearby employers span life sciences, insurance, media, energy, and telecom, supporting a diverse employment base and commute-friendly renter demand for workforce and professional tenants.
- Thermo Fisher Scientific — life sciences (3.9 miles)
- Farmers Insurance Exchange — insurance (4.1 miles) — HQ
- Charter Communications — telecom offices (10.9 miles)
- Occidental Petroleum — energy corporate offices (11.3 miles) — HQ
- Live Nation Entertainment — media & entertainment (11.9 miles) — HQ
18445 Valerio St is a 58-unit 2004-vintage asset positioned in a renter-oriented pocket of Reseda. The submarket exhibits above-median occupancy and upper-tier NOI per unit versus national peers, while elevated ownership costs in the area support ongoing reliance on rental housing and lease retention. Within a 3-mile radius, households have increased despite modest population contraction, a pattern that typically enlarges the renter pool and supports steady absorption.
The 2004 construction is newer than much of the surrounding stock, offering relative competitiveness and potential near-term savings on major systems, with selective renovations available to further differentiate. According to CRE market data from WDSuite, neighborhood rent levels are elevated, which underscores pricing power potential but also calls for attentive lease management given affordability pressure signals. Overall, fundamentals point to durable demand with measured upside from operational execution and targeted upgrades.
- Renter depth: above-average renter-occupied share supports a larger tenant base and renewal stability.
- Strong operations: occupancy and NOI per unit compare favorably to many U.S. neighborhoods.
- Competitive vintage: 2004 build likely outperforms older local stock, with targeted modernization upside.
- Location utility: high restaurant, pharmacy, and childcare access underpin day-to-day livability.
- Risks: elevated rents relative to incomes and average school ratings require disciplined leasing and expense control.