| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10106 Hillhaven Ave, Tujunga, CA, 91042, US |
| Region / Metro | Tujunga |
| Year of Construction | 1985 |
| Units | 42 |
| Transaction Date | 1996-09-20 |
| Transaction Price | $1,667,500 |
| Buyer | MEDOVOI JORGE Y |
| Seller | WORLD SVGS BANK FSB |
10106 Hillhaven Ave Tujunga Multifamily Investment
Neighborhood occupancy near the property is steady and renter demand is supported by a high renter-occupied share, according to WDSuite’s CRE market data. This positioning in Los Angeles County offers investors exposure to stable tenancy drivers with room for value planning informed by commercial real estate analysis.
This Los Angeles County asset sits within an Urban Core neighborhood rated B- (ranked 759 among 1,441 metro neighborhoods), indicating competitive fundamentals relative to the broader metro. The sub-area shows a 93rd percentile national concentration of grocery options and a 98th percentile concentration of parks, which are supportive for daily convenience and resident retention. Restaurant density trends above national averages as well, while cafes and pharmacies are thinner locally—factors investors can weigh when assessing amenity-driven leasing.
For multifamily operations, the neighborhood’s occupancy sits in the low-90s, and the renter-occupied share is elevated at 77.8% of housing units. That renter concentration points to a deep tenant base and supports leasing velocity and renewal potential, though it places greater emphasis on competitive unit finishes and service to maintain pricing power.
The 1985 vintage is newer than the neighborhood’s average construction year (1974). This generally helps competitive positioning versus older stock, while still warranting capital planning for systems modernization and targeted renovations to capture value-add upside.
Within a 3-mile radius, demographics show modest recent population growth with expectations for further population and household increases over the next five years, indicating a larger tenant base ahead. Elevated home values (high national percentile for pricing) suggest a high-cost ownership market that can sustain reliance on rental housing, while lease management should account for local rent-to-income pressures when setting renewal strategies.
Safety indicators compare favorably to national benchmarks. Violent incidents trend in the top decile nationally for lower rates, and property offenses align above national averages. According to CRE market data from WDSuite, both violent and property offense estimates show sharp year-over-year declines, signaling improving conditions at the neighborhood level versus national trends.
Investors should still underwrite standard security and lighting upgrades typical for Urban Core product, but the directional trend and comparative standing suggest conditions that can support leasing stability without outsized operating drag.
Nearby employment nodes include telecom, materials and labeling, and major entertainment offices, which support renter demand through commute convenience and diversified white-collar jobs. The closest anchors are Charter Communications, Avery Dennison, Disney, Radio Disney, and Live Nation Entertainment.
- Charter Communications — telecom (4.8 miles)
- Avery Dennison — materials & labeling (6.9 miles) — HQ
- Disney — entertainment (6.9 miles) — HQ
- Radio Disney — media (7.5 miles)
- Live Nation Entertainment — live events promoter (10.9 miles)
10106 Hillhaven Ave offers investors exposure to a renter-heavy pocket of Los Angeles County with stable neighborhood occupancy and strong amenity adjacencies (notably parks and grocery). The 1985 construction is newer than the neighborhood average, indicating competitive positioning versus older assets while leaving room for targeted modernization to enhance rents and retention. Elevated home values in the surrounding area point to a high-cost ownership market that can reinforce multifamily demand and reduce move-outs to homeownership.
Within a 3-mile radius, population has inched higher and is projected to expand further alongside increases in households, suggesting renter pool expansion that supports occupancy stability. Based on CRE market data from WDSuite, the neighborhood’s high renter-occupied share and above-average amenity access align with sustained demand, while lease management should consider rent-to-income pressures when underwriting growth and renewals.
- Renter-heavy neighborhood supports depth of tenant base and leasing velocity
- 1985 vintage offers value-add potential via systems and finish upgrades
- Strong park and grocery access bolsters livability and renewal odds
- High-cost ownership environment sustains reliance on multifamily housing
- Risk: rent-to-income pressures require disciplined renewal and pricing strategy