| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 38th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7123 Etiwanda Ave, Reseda, CA, 91335, US |
| Region / Metro | Reseda |
| Year of Construction | 1976 |
| Units | 29 |
| Transaction Date | 2013-02-22 |
| Transaction Price | $2,900,029 |
| Buyer | ETIWANDA GARDENS LP |
| Seller | TSS FAMILY LLC |
7123 Etiwanda Ave, Reseda CA Multifamily Investment
Neighborhood renter demand is supported by a high renter-occupied share and elevated ownership costs, according to WDSuite’s CRE market data, pointing to durable tenant depth for a 29-unit asset.
Located in Reseda within the Los Angeles metro, the neighborhood carries a B- rating and is positioned above the metro median overall (ranked 773 out of 1,441 metro neighborhoods). Occupancy in the neighborhood is 93.1%, and the renter-occupied share of housing units is 66.0% — signaling a deep tenant base and demand stability for multifamily assets, based on CRE market data from WDSuite.
Amenity access is a relative strength: cafes and restaurants score in the top national percentiles (cafes ~99th, restaurants ~97th), with pharmacies also strong (~94th). Grocery access trends above national averages (~83rd). Park and childcare density are limited (bottom national percentiles), which may modestly narrow family-oriented appeal and should be considered in leasing strategy.
Home values trend high for the area (national ~94th percentile), creating a high-cost ownership market that tends to reinforce renter reliance on multifamily housing and support lease retention. Median contract rent levels are above national norms (national ~81st percentile), while the rent-to-income ratio of 0.25 indicates manageable affordability pressure relative to many coastal submarkets, which can aid renewal performance.
Property vintage across the neighborhood centers around the early 1970s; this asset’s 1976 construction is slightly older than the neighborhood average (1973). For investors, that typically points to capital planning for building systems and common-area updates, with potential value-add and repositioning upside to compete effectively against newer product. Demographic statistics within a 3-mile radius show modest population softening over the last five years alongside growth in households and a lower average household size, which can expand the renter pool and support occupancy stability even as the population mix shifts.
Schools rate below national norms (average rating near the 15th percentile nationally). For family renters, that can be a leasing consideration; operators may focus on unit finishes, commute convenience, and proximity to services to sustain absorption. Overall, the neighborhood’s amenity density, renter concentration, and high ownership costs present a balanced case for resilient multifamily demand.
Safety indicators are mixed when viewed across geographies. Within the Los Angeles metro, the neighborhood’s crime rank sits closer to the higher-crime end of the spectrum (ranked 212 out of 1,441 metro neighborhoods; lower ranks indicate more crime). By contrast, national comparisons are more favorable, with the area trending in the upper percentiles for safety (around the 81st percentile nationally).
Recent trend data shows notable year-over-year declines in both property and violent offense estimates, according to WDSuite’s CRE market data, which suggests improving conditions. Investors should still underwrite with prudent security and lighting plans and consider resident communications to support retention, while recognizing the encouraging downward trend.
The employment base nearby mixes corporate offices and headquarters that support steady renter demand through commute convenience. Notable employers include Thermo Fisher Scientific, Farmers Insurance Exchange, Charter Communications, Occidental Petroleum, and Live Nation Entertainment.
- Thermo Fisher Scientific — corporate offices (3.9 miles)
- Farmers Insurance Exchange — insurance (4.2 miles) — HQ
- Charter Communications — telecommunications (10.7 miles)
- Occidental Petroleum — energy (10.9 miles) — HQ
- Live Nation Entertainment — entertainment (11.6 miles) — HQ
7123 Etiwanda Ave offers investors exposure to a renter-heavy pocket of the San Fernando Valley where elevated home values sustain reliance on multifamily housing. Neighborhood occupancy at 93.1% and a 66% renter-occupied unit share point to a durable tenant base, while strong amenity access supports lease-up and retention. The 1976 vintage suggests clear value-add pathways through interior updates and system modernization to sharpen competitiveness versus newer stock.
According to commercial real estate analysis from WDSuite, national-comparison safety metrics trend favorable and recent offense-rate declines are encouraging, even as the property should be underwritten with practical security measures. Demographic statistics aggregated within a 3-mile radius show smaller household sizes and a growing household count over time, which can expand the renter pool despite a modest population dip. Operators should account for limited parks/childcare density and below-average school ratings when calibrating marketing and amenity packages.
- Renter-heavy neighborhood and high ownership costs support stable multifamily demand
- 1976 vintage presents value-add potential via unit and systems upgrades
- Strong cafe/restaurant/pharmacy density aids leasing and retention
- Favorable national safety positioning with improving offense trends
- Risks: lower school ratings, limited parks/childcare, and metro-relative crime require targeted operations