| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 79th | Best |
| Amenities | 30th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 28151 Highridge Rd, Rolling Hills Estates, CA, 90275, US |
| Region / Metro | Rolling Hills Estates |
| Year of Construction | 1972 |
| Units | 53 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
28151 Highridge Rd Rolling Hills Estates Multifamily Investment
Positioned in a high-cost ownership pocket of the South Bay, this 53-unit asset benefits from a renter-occupied share around one-third in the surrounding neighborhood, supporting steady leasing, according to WDSuite’s CRE market data.
Rolling Hills Estates scores a B neighborhood rating and ranks above the metro median (606 of 1,441 Los Angeles–Long Beach–Glendale neighborhoods), signaling solid fundamentals for long-hold multifamily. Elevated household incomes (top decile nationally) and a high share of bachelor’s degree holders (top percentile nationally) point to a stable tenant base and consistent rent collections.
Local amenity access is mixed: expansive park access is a relative strength (top quintile nationally) and childcare density ranks in the top decile, while retail and food options are thinner within the immediate neighborhood. For investors, this combination often favors retention and quiet enjoyment, with residents traveling a bit farther for cafes and groceries.
Neighborhood occupancy is reported at 93.5%, with only a modest five‑year movement, reinforcing operational stability for well-managed assets. Renter-occupied housing comprises roughly one-third of neighborhood units, indicating a meaningful, if selective, renter pool that supports absorption for quality product.
Within a 3‑mile radius, population has been broadly steady with projections for modest population growth and a notable increase in households alongside smaller average household sizes by 2028. That shift typically expands the renter pool and supports occupancy durability and pricing power for professionally managed communities, based on CRE market data from WDSuite.
Vintage and positioning: Built in 1972 versus a neighborhood average around the mid‑1970s, the asset skews slightly older, which can translate into targeted value‑add upside and capital planning for building systems, enhancing competitiveness versus newer Class B/B+ stock.
Safety metrics compare favorably in a national context, with the neighborhood performing above the national average and competitive among 1,441 Los Angeles–Long Beach–Glendale neighborhoods. Recent trends show meaningful year‑over‑year declines in both property and violent incident rates, suggesting improving conditions that can support tenant retention and mid‑cycle leasing performance.
As always, investors should underwrite to submarket‑level patterns and property operations rather than block‑level assumptions, using multi‑year data to gauge durability.
Nearby employment centers include advanced manufacturing, healthcare, consumer products, technology, and air travel services, offering diverse white‑ and blue‑collar demand drivers that can support leasing and renewal velocity for workforce and professional tenants.
- Air Products & Chemicals — industrial gases (9.1 miles)
- Mattel — consumer products (10.0 miles) — HQ
- Molina Healthcare — healthcare services (10.6 miles) — HQ
- Southwest Airlines Counter — air travel services (11.9 miles)
- Microsoft Offices The Reserves — technology offices (14.0 miles)
This 53‑unit, 1972‑vintage community sits in a high‑income South Bay enclave where elevated ownership costs help sustain multifamily demand and retention. Neighborhood occupancy around the low‑90s and a renter‑occupied share near one‑third point to a stable, albeit selective, tenant base. The vintage suggests clear value‑add paths via systems modernization and interior upgrades to compete effectively with newer Class B/B+ product.
Within a 3‑mile radius, projections indicate modest population growth and a meaningful increase in household count with smaller household sizes by 2028—factors that typically broaden the renter pool and support steady absorption. According to CRE market data from WDSuite, rent levels in the area sit near the top of national distributions while rent‑to‑income ratios remain comparatively manageable, which can support pricing discipline without overextending affordability.
- High‑income, high‑value ownership market supports durable renter demand and renewal potential
- Neighborhood occupancy in the low‑90s with stable five‑year trend aids cash‑flow predictability
- 1972 vintage offers value‑add upside through targeted capex and repositioning
- 3‑mile outlook shows more households and smaller sizes, expanding the renter pool
- Risk: thinner immediate retail/food amenities may require emphasizing on‑site living features in leasing strategy