| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 69th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18650 Hatteras St, Tarzana, CA, 91356, US |
| Region / Metro | Tarzana |
| Year of Construction | 1977 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
18650 Hatteras St, Tarzana Multifamily Opportunity
Neighborhood occupancy is above metro medians, supporting stable cash flow dynamics for a 20-unit asset, according to WDSuite’s CRE market data. Renter demand is reinforced by a high-cost ownership environment in Tarzana.
Location fundamentals: The property sits in an Urban Core pocket of Tarzana rated A and ranked 193 out of 1,441 Los Angeles metro neighborhoods, placing it in the top quartile locally. Grocery, pharmacy, childcare, and dining options test well on national percentiles, signaling daily convenience for residents without overreliance on long commutes.
Amenity access trends favor renter retention: grocery and pharmacy density rank in the national mid‑90th percentiles, with cafes and restaurants also above national norms. Park access is limited within the immediate neighborhood, which investors should weigh against the strong retail and service base.
Renter demand and tenure: The neighborhood’s renter-occupied share is 62.2%, indicating a deep tenant base and durable leasing velocity for multifamily. Relative to the metro, occupancy trends are above the median and have improved in recent years, which supports revenue stability during hold periods.
Vintage and competitiveness: Built in 1977, the asset is slightly newer than the neighborhood’s average vintage (1973). That positioning can be competitive versus older stock, though investors should plan for ongoing system updates and selective renovations to protect rent rolls and meet modern expectations.
3-mile demographics: Within a 3-mile radius, household counts have inched higher and are projected to continue growing with smaller average household sizes—factors that expand the renter pool and support occupancy stability. Incomes have trended upward, aiding absorption for well-maintained units, while elevated home values in this part of Los Angeles County keep many households in the rental market.
Affordability and pricing power: Home values sit in the high national percentiles and the value-to-income ratio is elevated, reinforcing reliance on rental housing. Lease management should balance this pricing power with rent-to-income considerations to sustain retention and reduce turnover risk over the underwriting horizon.
Safety indicators compare favorably both locally and nationally for this Los Angeles neighborhood. The area ranks 345 out of 1,441 metro neighborhoods, placing it roughly in the top quartile for lower crime within the region, and scores around the mid-to-upper percentiles nationally for overall safety. Recent year-over-year trends show notable improvement in both property and violent offense rates, signaling positive momentum rather than a one‑off data point.
As always, safety can vary by block and over time. Investors should pair these neighborhood-level signals with customary diligence such as property-level incident logs and visibility into on-site management practices.
Nearby corporate offices provide a diverse employment base that supports renter demand and retention, led by life sciences, insurance, and energy anchors within a roughly 3–11 mile commute: Thermo Fisher Scientific, Farmers Insurance Exchange, Occidental Petroleum, Live Nation Entertainment, and AECOM.
- Thermo Fisher Scientific — corporate offices (3.1 miles)
- Farmers Insurance Exchange — corporate offices (3.6 miles) — HQ
- Occidental Petroleum — corporate offices (9.8 miles) — HQ
- Live Nation Entertainment — corporate offices (10.8 miles) — HQ
- AECOM — corporate offices (10.8 miles) — HQ
This 1977, 20‑unit asset benefits from a high-occupancy neighborhood and a renter-leaning housing mix, supporting day-one leasing stability. Elevated home values and a high value-to-income ratio in Tarzana strengthen reliance on rental housing, while 3‑mile household growth and smaller projected household sizes point to a larger tenant base over time. Based on CRE market data from WDSuite, occupancy performance sits above metro medians, and neighborhood amenity strength enhances day-to-day livability—key for retention.
The vintage suggests potential value-add via targeted interior updates and building systems work to maintain competitiveness against newer product. While rent-to-income metrics imply some affordability pressure to monitor, disciplined lease management and unit upgrades can help sustain occupancy and support measured rent growth in line with the submarket’s demand profile.
- Above-median neighborhood occupancy supports stable cash flow
- Renter-occupied concentration indicates a deep tenant base
- High-cost ownership market reinforces rental demand and retention
- 3-mile household growth and smaller household sizes expand the renter pool
- Risk: affordability pressure requires careful rent setting and renewal management