| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 34th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18641 Saticoy St, Reseda, CA, 91335, US |
| Region / Metro | Reseda |
| Year of Construction | 1987 |
| Units | 78 |
| Transaction Date | 2019-11-01 |
| Transaction Price | $30,000,000 |
| Buyer | Palm Villa Townhome Complex LLC |
| Seller | Villa Grande TIC (I - IV), LLC, Private Investor, Benedict Canyon Equities Inc., Price/unit and /sf |
18641 Saticoy St Reseda Multifamily Investment
Neighborhood data points to durable renter demand, with a high renter-occupied share and elevated ownership costs supporting leasing stability, according to WDSuite’s CRE market data. Focus is on steady occupancy in a working household corridor within Los Angeles’ San Fernando Valley.
Reseda sits within the Los Angeles-Long Beach-Glendale metro and shows balanced fundamentals for workforce-oriented multifamily. The neighborhood ranks 522 out of 1,441 on overall amenities, which is competitive among Los Angeles-Long Beach-Glendale neighborhoods. Strong daily-needs access stands out, with grocery and pharmacy availability ranking in the top decile nationally, while restaurants are plentiful but cafes and parks are relatively limited—an operational consideration for resident lifestyle positioning.
The neighborhood’s median contract rent is around $1,764 and sits high on a national basis, reinforcing pricing power relative to many U.S. submarkets. Neighborhood occupancy is near the national median, suggesting stable but competitive leasing conditions. Importantly for multifamily demand, about 58.6% of housing units are renter-occupied—well above most areas nationwide—which indicates a deep tenant base and supports ongoing absorption and retention management.
Home values in the neighborhood rank in the upper percentiles nationally alongside a high value-to-income ratio. In investor terms, this is a high-cost ownership market that tends to sustain renter reliance on multifamily housing and can underpin renewal capture when lease management is disciplined. Rent-to-income levels trend relatively manageable for the area, which can mitigate affordability pressure and aid retention.
Within a 3-mile radius, household counts have grown modestly even as population edged down, indicating smaller household sizes and demographic shifts that can favor apartment demand. Forecasts continue this pattern with additional household growth and further reductions in household size, pointing to a larger addressable renter pool over time. The average school rating trails national norms, which may matter for family-oriented leasing strategies, but strong access to childcare helps offset convenience needs for working households.
Vintage context: the property was built in 1987 versus a neighborhood average construction year of 1977. Being newer than much of the local stock can enhance competitive positioning, though investors should still plan for ongoing system updates and selective renovations to meet current renter expectations.
Safety indicators for the neighborhood compare favorably in broader context. Overall crime performance sits in a strong national position (top quintile), and the area is above the metro average among the 1,441 Los Angeles-Long Beach-Glendale neighborhoods. Recent year-over-year readings also point to notable improvements in both violent and property offense rates, which supports renter confidence and lease retention.
Conditions can vary block to block across urban Los Angeles; investors should align onsite security, lighting, and resident engagement practices with property-level needs while monitoring neighborhood trends over time.
Nearby corporate employers anchor a diverse white-collar workforce and support renter demand through commute convenience. This includes Thermo Fisher Scientific, Farmers Insurance Exchange, Charter Communications, Occidental Petroleum, and Live Nation Entertainment.
- Thermo Fisher Scientific — life sciences offices (3.8 miles)
- Farmers Insurance Exchange — insurance (3.9 miles) — HQ
- Charter Communications — telecommunications (11.2 miles)
- Occidental Petroleum — energy (11.7 miles) — HQ
- Live Nation Entertainment — entertainment (12.3 miles) — HQ
This 78-unit, 1987-vintage asset in Reseda benefits from a renter-heavy neighborhood and a high-cost ownership environment that tends to reinforce multifamily demand. Neighborhood occupancy sits near national norms while median rents are comparatively elevated, supporting revenue stability with disciplined leasing and renewals. Based on CRE market data from WDSuite, daily-needs access is strong (grocery and pharmacy depth), which aligns with workforce tenancy and helps drive resident stickiness.
Relative to the local 1970s-vintage baseline, 1987 construction can offer competitive positioning versus older stock, while still leaving room for value-add through system refreshes and unit/interior upgrades. Within a 3-mile radius, household growth alongside smaller household sizes signals a larger tenant base over time, and the high renter-occupied share suggests depth for ongoing absorption. Key watch items include softer school ratings, limited parks/cafes, and the need to monitor occupancy trends and affordability pressures as rents advance.
- Renter-heavy neighborhood and elevated ownership costs support sustained multifamily demand
- 1987 vintage is newer than much of the area’s stock, with value-add potential via targeted upgrades
- Strong daily-needs access (grocery/pharmacy) aids retention and leasing stability
- 3-mile household growth and smaller household sizes expand the addressable renter pool
- Risks: below-average school ratings, limited parks/cafes, and occupancy/affordability trends to monitor