| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 48th | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19119 Sherman Way, Reseda, CA, 91335, US |
| Region / Metro | Reseda |
| Year of Construction | 1986 |
| Units | 32 |
| Transaction Date | 2013-05-17 |
| Transaction Price | $5,275,000 |
| Buyer | Melvin Plutsky |
| Seller | Sussex Capital Group |
19119 Sherman Way Reseda Multifamily Investment
Neighborhood occupancy trends remain solid and above national norms, supporting income stability for a 32‑unit asset, according to WDSuite’s CRE market data.
Reseda’s B+–rated neighborhood stands competitive among Los Angeles–Long Beach–Glendale neighborhoods (389 out of 1,441), with steady renter demand and an occupancy profile that has trended resilient versus national benchmarks. Median contract rents in the area have grown over the last five years and sit in a high national percentile, while neighborhood NOI per unit also places in the upper national tier—signals of durable revenue potential rather than outsized volatility.
Daily needs are well served: grocery and pharmacy access rank in the upper national percentiles, parks are plentiful, and restaurant density is above average, though café density is comparatively thin. Average school ratings hover around the mid‑range for the metro, offering broad appeal to a diverse tenant base without commanding premium school‑district pricing.
Within a 3‑mile radius, renter‑occupied housing comprises roughly half of units, indicating a balanced but deep tenant pool that supports leasing velocity and retention. Household counts have increased in recent years and are expected to continue rising even as average household size trends lower—an investor‑relevant dynamic that can expand the renter base and support occupancy stability.
Home values sit in a high national percentile for pricing, reflecting a high‑cost ownership market that tends to reinforce reliance on multifamily housing. At the same time, the area’s rent‑to‑income ratio tracks below national pressures, a combination that can aid lease renewals and measured pricing power without materially elevating near‑term retention risk.
Area safety indicators compare favorably at the national level, with recent trends showing meaningful year‑over‑year improvement in both property and violent offense measures based on WDSuite’s CRE market data. These patterns suggest conditions that are above national averages for safety and improving, though outcomes can vary by block and property operations.
For underwriting, investors typically evaluate property‑level controls (lighting, access, and visibility) and monitor sub‑neighborhood trends alongside metro comparables to maintain resident experience and protect occupancy.
Proximity to major corporate employers supports a broad commuter tenant base and underpins leasing stability. Nearby nodes include life sciences, insurance, energy, media, and communications—consistent with workforce demand in this part of Los Angeles.
- Thermo Fisher Scientific — life sciences offices (2.99 miles)
- Farmers Insurance Exchange — insurance (3.21 miles) — HQ
- Occidental Petroleum — energy (11.52 miles) — HQ
- Charter Communications — communications (11.75 miles)
- Live Nation Entertainment — entertainment (12.33 miles) — HQ
Built in 1986, the property is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while still presenting scope for selective modernization to enhance rentability and operating efficiency. Neighborhood occupancy levels are above national norms, and high home values in this part of Los Angeles help sustain renter reliance on multifamily housing. According to CRE market data from WDSuite, rent levels sit in a high national percentile while rent‑to‑income ratios remain comparatively measured—an attractive setup for retention and disciplined pricing.
Within a 3‑mile radius, a roughly even renter/owner split indicates depth in the tenant base, while household growth alongside smaller household sizes points to steady formation of renting households that can support leasing stability. Access to diversified employment nodes (insurance, life sciences, energy, communications, entertainment) further broadens the demand catchment and reduces reliance on any single industry cycle.
- Newer 1986 vintage versus area average, with potential value‑add via targeted modernization
- Above‑average neighborhood occupancy and strong home values reinforce multifamily demand
- High‑percentile rents with comparatively manageable rent‑to‑income ratios support retention
- Diverse nearby employment base underpins leasing and reduces single‑industry exposure
- Risks: localized safety variability and forecast population softening even as households grow; plan for ongoing capex to maintain competitive positioning