| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 38th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7050 Etiwanda Ave, Reseda, CA, 91335, US |
| Region / Metro | Reseda |
| Year of Construction | 1978 |
| Units | 21 |
| Transaction Date | 2004-03-16 |
| Transaction Price | $2,075,000 |
| Buyer | 7050 ETIWANDA AVENUE LLC |
| Seller | THE SHAHAB 2018 REVOCABLE TRUST |
7050 Etiwanda Ave Reseda Multifamily Investment
This 21-unit property built in 1978 operates in a neighborhood with 93.1% occupancy rates and strong rental demand driven by high renter density at 66% of housing units, according to CRE market data from WDSuite.
The Reseda neighborhood demonstrates solid fundamentals for multifamily investment, ranking in the top quartile nationally for crime safety (81st percentile) and showing strong rental market characteristics. With 66% of housing units occupied by renters compared to the metro median, this area maintains a deep tenant pool that supports occupancy stability. Neighborhood-level occupancy rates of 93.1% reflect consistent demand, while median contract rents of $1,582 position units competitively within the broader Los Angeles market.
Demographics within a 3-mile radius show a stable renter base of over 203,000 residents, with household incomes averaging $88,213 and projected to grow 42% to $125,326 by 2028. The area's median home value of $745,370 sustains rental demand by limiting ownership accessibility for many households. Forecasts indicate renter-occupied units will increase to 29.5% of total housing stock, supporting long-term tenant demand.
Built in 1978, this property aligns with the neighborhood's average construction year of 1973, suggesting potential value-add opportunities through strategic renovations and unit improvements. The location benefits from strong amenity density, ranking in the 97th percentile nationally for restaurant access and 99th percentile for cafe availability, factors that enhance tenant retention and lease-up velocity.
The neighborhood demonstrates strong safety metrics compared to both metro and national benchmarks. Crime ranks in the top quartile among 1,441 Los Angeles metro neighborhoods (212th rank), placing it in the 81st percentile nationally for safety performance.
Recent trends show significant improvement, with property offense rates declining 84% year-over-year and violent offense rates dropping 96%. These positive trends, combined with the neighborhood's established safety profile, support tenant retention and property values in this Reseda location.
The property benefits from proximity to major corporate employers that provide workforce housing demand, including life sciences, insurance, and technology companies within commuting distance.
- Thermo Fisher Scientific — life sciences (3.9 miles)
- Farmers Insurance Exchange — insurance headquarters (4.2 miles) — HQ
- Charter Communications — telecommunications (10.7 miles)
- Occidental Petroleum — energy headquarters (10.9 miles) — HQ
This 21-unit property in Reseda presents a compelling value-add opportunity in a neighborhood demonstrating strong rental fundamentals. Built in 1978, the asset aligns with area construction patterns while offering renovation upside potential. Neighborhood occupancy rates of 93.1% and a 66% renter share indicate stable demand dynamics, supported by projected household income growth of 42% through 2028 and expanding renter populations within the 3-mile radius.
The location benefits from elevated home values at $745,370 median, which sustain rental demand by limiting ownership accessibility. According to multifamily property research from WDSuite, the neighborhood ranks favorably for safety (81st percentile nationally) and amenity access, factors that support tenant retention and justify rent premiums in this competitive Los Angeles submarket.
- Strong occupancy fundamentals with 93.1% neighborhood rates and deep renter pool
- Value-add potential through strategic renovations of 1978-vintage units
- Projected 42% household income growth supporting rent growth through 2028
- Top quartile safety ranking enhances tenant appeal and retention
- Risk consideration: Older vintage requires capital expenditure planning for competitive positioning