| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 34th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8151 Reseda Blvd, Reseda, CA, 91335, US |
| Region / Metro | Reseda |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 2019-07-05 |
| Transaction Price | $5,035,000 |
| Buyer | 8151 RESEDA LLC |
| Seller | MDDA LLC |
8151 Reseda Blvd Reseda Multifamily Investment Opportunity
This 20-unit property benefits from a neighborhood where renter concentration exceeds 58% and median rents rank in the 87th percentile nationally, according to CRE market data from WDSuite.
The property sits within a neighborhood rated B- among 1,441 neighborhoods across the Los Angeles-Long Beach-Glendale metro. Housing metrics rank in the 80th percentile nationally, reflecting a competitive rental environment. Renter-occupied units comprise 58.6% of the housing stock (93rd percentile nationally), indicating sustained multifamily demand and a stable tenant base. Neighborhood-level median contract rent stands at $1,764, ranking in the top quartile nationally and demonstrating pricing power relative to the broader metro.
Built in 1987, the property is slightly newer than the neighborhood's 1977 average construction year, positioning it competitively within the local building stock while presenting manageable capital planning considerations typical of properties approaching 40 years. The neighborhood's occupancy rate of 91.4% reflects stable absorption, though it has softened modestly over the past five years—a trend investors should monitor alongside lease renewal dynamics.
Within a 3-mile radius, the area contains approximately 206,000 residents across 67,200 households. Median household income has risen 36.5% over the past five years to $90,534, while median rents increased 30.5% in the same period. Five-year projections anticipate continued household income growth of 39.9% and median rent expansion of 40.8%, supporting rental demand despite a forecasted 7.5% decline in population. The rent-to-income ratio of 0.27 suggests manageable affordability for tenants, which may support lease retention and occupancy stability.
Elevated home values—median $724,091 (93rd percentile nationally)—limit accessibility to ownership for many households, sustaining reliance on rental housing and reinforcing multifamily demand. Amenity density is strong: the neighborhood ranks in the 95th percentile nationally for grocery stores per square mile (4.79) and 98th percentile for pharmacies (3.59), enhancing tenant appeal and retention. Childcare density also ranks in the 94th percentile (2.39 per square mile), supporting workforce renters with families. However, average school ratings (1.0 out of 5) rank in the 15th percentile nationally, which may influence tenant demographics and turnover for households prioritizing school quality.
Crime metrics for the neighborhood rank 210th among 1,441 metro neighborhoods (81st percentile nationally), indicating relatively favorable conditions compared to the broader Los Angeles-Long Beach-Glendale market. Property offense rates have declined sharply—down 89.3% year-over-year—placing the neighborhood in the 99th percentile nationally for property crime improvement. Violent offense rates also fell 91.9% over the same period, ranking in the 99th percentile for year-over-year improvement.
While absolute crime levels remain subject to localized variation, the trajectory suggests improving conditions that may support tenant retention and leasing velocity. Investors should contextualize these trends within broader metro dynamics and consider how evolving safety perceptions influence multifamily demand and renewal rates in Urban Core neighborhoods.
The property benefits from proximity to corporate offices that support workforce housing demand and commute convenience, including Thermo Fisher Scientific, Farmers Insurance Exchange, and Charter Communications.
- Thermo Fisher Scientific — life sciences and laboratory services (4.3 miles)
- Farmers Insurance Exchange — insurance (4.4 miles) — HQ
- Thermo Fisher Scientific — life sciences and laboratory services (5.1 miles)
- Charter Communications — telecommunications (11.1 miles)
- Disney — entertainment and media (12.8 miles) — HQ
This 20-unit property in Reseda offers investors access to a neighborhood with strong renter concentration (58.6% of housing units, 93rd percentile nationally) and median rents in the top quartile nationally. Neighborhood-level occupancy of 91.4% reflects stable absorption, while median household income growth of 36.5% over five years and projected rent expansion of 40.8% through 2028 support sustained rental demand. Elevated home values (median $724,091) limit ownership accessibility, reinforcing reliance on multifamily housing and deepening the tenant base. Built in 1987, the property's vintage suggests manageable near-term capital needs while offering potential value-add upside through selective renovations.
Demographic fundamentals within a 3-mile radius show resilience: despite a forecasted 7.5% population decline, household counts are projected to grow 33.7%, driven by smaller household sizes and continued renter pool expansion. Commercial real estate analysis from WDSuite indicates the neighborhood's housing metrics rank in the 80th percentile nationally, while amenity density—including top-quartile grocery and pharmacy access—enhances tenant retention. Proximity to major employers such as Thermo Fisher Scientific and Farmers Insurance Exchange supports commute convenience and workforce housing demand. However, investors should account for average school ratings (15th percentile nationally) and monitor occupancy trends, which have softened modestly over the past five years, as part of lease management considerations.
- Renter-occupied units exceed 58%, ranking in the 93rd percentile nationally and signaling stable multifamily demand
- Median rents of $1,764 rank in the 87th percentile nationally, with projected 40.8% growth through 2028
- Elevated home values (93rd percentile nationally) sustain rental demand by limiting ownership accessibility
- Proximity to Thermo Fisher Scientific, Farmers Insurance Exchange, and other major employers supports workforce housing appeal
- Investors should monitor occupancy trends (91.4%, down modestly over five years) and account for below-average school ratings (15th percentile) in lease management strategies