| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 42nd | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6825 Baird Ave, Reseda, CA, 91335, US |
| Region / Metro | Reseda |
| Year of Construction | 2011 |
| Units | 20 |
| Transaction Date | 2006-11-09 |
| Transaction Price | $485,000 |
| Buyer | OBER ARLENE |
| Seller | PUETZ DOUG F |
6825 Baird Ave, Reseda CA — 2011 20-Unit Multifamily
Neighborhood fundamentals point to solid renter demand and above-median occupancy among Los Angeles submarkets, according to WDSuite’s CRE market data, supporting stable leasing for a modern 2011 asset.
The property sits in an Urban Core neighborhood within the Los Angeles-Long Beach-Glendale metro that is competitive among Los Angeles-Long Beach-Glendale, CA neighborhoods (ranked 666 out of 1,441). Investor demand is underpinned by a strong local housing backdrop: neighborhood housing metrics are in the upper range nationally (78th percentile), and average NOI per unit ranks in the 81st percentile nationwide, signaling resilient rent rolls relative to many U.S. neighborhoods.
Day-to-day convenience is supported by a dense retail and services base, with restaurants concentrated at a high level (96th percentile nationally) and pharmacies and childcare among the most prevalent in the country (both 98th percentile). Café density and park access are thinner in this pocket (both at the low end metro-wide), which may modestly affect lifestyle positioning but does not typically impede workforce-driven leasing.
The neighborhood’s renter-occupied share is elevated (92nd percentile nationally), indicating a deep tenant base and healthy multifamily demand. Occupancy trends are above the U.S. median (67th percentile), which supports rent roll stability and renewal potential. With a neighborhood average construction year of 1968, a 2011 asset like 6825 Baird Ave offers newer systems and finishes relative to much of the local stock, providing competitive positioning and reduced near-term capital exposure compared to older buildings—while still planning for mid-life replacements as needed.
Within a 3-mile radius, recent data show a slight population contraction alongside an increase in households and a forecast for meaningfully more households and smaller average household size by 2028. For investors, this combination typically expands the renter pool and supports occupancy stability. Elevated home values in the neighborhood (92nd percentile nationally) denote a high-cost ownership market, which tends to reinforce reliance on rental housing and can bolster pricing power, though lease management should account for rent-to-income pressure.
Safety patterns should be viewed in context. The neighborhood’s safety profile is favorable compared with many U.S. neighborhoods (crime sits around the upper quartile nationally), while within the Los Angeles-Long Beach-Glendale metro it trends closer to higher-crime areas (ranked 327 out of 1,441, where lower ranks indicate more crime). Year-over-year trends are improving materially: both property and violent offense estimates show sharp declines, placing the neighborhood among the strongest national improvers over the last year. Investors may view this trajectory as supportive of long-term stability while continuing standard risk management and security best practices.
Proximity to a diversified employment base supports renter demand and retention, with nearby corporate offices spanning insurance, life sciences, energy, media, and telecommunications.
- Thermo Fisher Scientific — life sciences offices (3.4 miles)
- Farmers Insurance Exchange — insurance (3.8 miles) — HQ
- Occidental Petroleum — energy (10.8 miles) — HQ
- Charter Communications — telecommunications (11.1 miles)
- Live Nation Entertainment — entertainment (11.5 miles) — HQ
This 20-unit property, built in 2011 with larger-than-typical average unit sizes, is positioned against an older neighborhood baseline (average vintage 1968). The relative youth of the asset enhances competitiveness versus legacy stock and can moderate near-term capital needs while leaving room for targeted value-add or modernization. According to CRE market data from WDSuite, the surrounding neighborhood posts above-median occupancy and a high renter concentration, both supportive of lease-up velocity and renewal stability.
Within a 3-mile radius, households have increased and are projected to grow further as average household size declines, expanding the renter pool even as total population trends are flat to slightly down. Elevated ownership costs in the neighborhood sustain reliance on rental housing, while forecast rent growth suggests revenue upside balanced by affordability considerations that call for thoughtful rent setting and retention strategies.
- 2011 vintage competes well versus older local stock, reducing immediate capital exposure
- Above-median neighborhood occupancy and high renter concentration support stable leasing
- Household growth within 3 miles and smaller household sizes expand the renter pool
- High-cost ownership environment reinforces multifamily demand and pricing power
- Risks: relative safety within the metro, limited park/café density, and rent-to-income pressure require active management