| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 48th | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18926 Sherman Way, Reseda, CA, 91335, US |
| Region / Metro | Reseda |
| Year of Construction | 1985 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
18926 Sherman Way Reseda Multifamily Investment
Neighborhood fundamentals around 18926 Sherman Way show resilient occupancy and a deep renter pool relative to Los Angeles, according to WDSuite’s CRE market data. These metrics reflect the surrounding neighborhood, not the property itself, and point to durable renter demand supported by a high-cost ownership market.
Reseda’s Urban Core setting offers daily convenience with strong access to groceries, parks, and pharmacies, while maintaining steady renter demand. The neighborhood posts occupancy in the top quintile nationally alongside NOI per unit that is also nationally strong, signaling healthy operations potential relative to many U.S. neighborhoods (per WDSuite). Within the Los Angeles-Long Beach-Glendale metro, the area is competitive among 1,441 neighborhoods based on WDSuite’s neighborhood ranking, supporting screening for stabilized multifamily.
Amenity access skews toward essentials: grocery availability and park access sit in high national percentiles, while cafe density is comparatively thin. Average school ratings are around the national midpoint-to-above, which can aid retention for family renters seeking balanced value near employment corridors. These are neighborhood-level indicators rather than property specifics.
For investors, ownership costs are elevated locally (high value-to-income ratios at the neighborhood level), which tends to sustain reliance on rental housing and can underpin pricing power and lease-up stability. Median rent levels and rent growth trends tracked by WDSuite show the neighborhood outpacing many U.S. areas over the last five years, yet rent-to-income remains manageable, which can help mitigate near-term affordability pressure.
Vintage context: the subject’s 1985 construction is modestly newer than the neighborhood’s average stock from the late 1970s. That positioning can enhance competitiveness versus older comparables, while still warranting capital planning for systems modernization or value-add scope to meet current renter preferences.
Demographics aggregated within a 3-mile radius indicate households have grown even as population has edged down, implying smaller household sizes and a broader leasing funnel. Projections call for further increases in household counts and income levels, which would expand the renter pool and support occupancy stability. These dynamics, combined with a roughly even renter concentration at the neighborhood level, suggest depth of demand for multifamily product.
Safety indicators are mixed across benchmarks. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s crime rank places it closer to higher-crime areas when compared against 1,441 neighborhoods. At the same time, several national percentile measures from WDSuite place the area in higher safety percentiles versus many U.S. neighborhoods, and recent year-over-year trends show notable declines in estimated offense rates. These figures reflect neighborhood-level patterns, not property-specific conditions.
For underwriting, this suggests using metro-comparable assumptions with sensitivity around submarket variation, and monitoring recent trend improvements rather than relying solely on long-run regional averages.
Nearby employment anchors span life sciences, insurance, energy, telecommunications, and entertainment, supporting a diversified renter base and commute convenience for workforce tenants.
- Thermo Fisher Scientific — life sciences (3.2 miles)
- Farmers Insurance Exchange — insurance (3.4 miles) — HQ
- Occidental Petroleum — energy (11.4 miles) — HQ
- Charter Communications — telecommunications (11.5 miles)
- Live Nation Entertainment — entertainment (12.1 miles) — HQ
This 32-unit, 1985-vintage asset in Reseda benefits from strong neighborhood occupancy and essential-amenity access that supports day-to-day livability. The property’s vintage is slightly newer than the area’s late-1970s average, which can help competitive positioning versus older stock; investors should still plan for targeted modernization to capture value-add upside. Elevated home values in the neighborhood context reinforce renter reliance on multifamily, while rent-to-income readings indicate manageable affordability pressure that can support retention and steady lease trade-outs.
Demographics within a 3-mile radius show household growth and rising incomes even as population trends flatten, pointing to a larger tenant base and sustained leasing velocity. According to CRE market data from WDSuite, neighborhood occupancy and NOI per unit benchmark favorably versus national peers, aligning with a thesis centered on stable cash flow and selective upgrades.
- Neighborhood occupancy and NOI per unit compare well nationally, supporting cash-flow stability.
- 1985 vintage offers competitive positioning with scope for targeted renovations and operational improvements.
- High-cost ownership market sustains rental demand and underpins pricing power and retention.
- 3-mile household growth and income gains expand the renter pool and support lease-up.
- Risks: mixed safety signals within the metro, soft cafe density, and capex needs typical of mid-1980s systems.