| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10135 Hillhaven Ave, Tujunga, CA, 91042, US |
| Region / Metro | Tujunga |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 1994-03-15 |
| Transaction Price | $1,142,547 |
| Buyer | VEEH ROBERT M |
| Seller | BRENTWOOD BANK OF CALIFORNIA |
10135 Hillhaven Ave, Tujunga CA Multifamily Opportunity
Neighborhood fundamentals indicate durable renter demand supported by a high-cost ownership market and stable occupancy, according to WDSuite’s CRE market data.
Located in Tujunga within Los Angeles County’s broader employment reach, the property benefits from livability drivers that matter to renters: strong park access (near the top nationally) and solid grocery coverage, while restaurant options are competitive for the metro. Café and pharmacy density is lighter, so day-to-day convenience skews toward parks and groceries rather than boutique retail or drugstores.
For investors, neighborhood occupancy trends are steady and sit above national midpoints, supporting cash flow consistency. Renter concentration is among the highest nationally, signaling a deep tenant base for multifamily product rather than owner-occupied stock. Median home values rank high nationally, reflecting a high-cost ownership market that tends to sustain renter reliance on apartments and can aid lease retention.
Construction patterns in the area skew older on average (1970s), and with a 1986 vintage this 24-unit asset is newer than much of the surrounding stock. That position can be competitively advantageous versus older buildings, while still warranting targeted modernization or systems updates as part of capital planning.
Within a 3-mile radius, demographics show modest population growth historically with projections for further increases in both population and households. Forecasts indicate a larger household count alongside a slightly smaller average household size, which typically expands the renter pool and supports occupancy stability and leasing velocity. Contract rents in the 3-mile radius have risen over the last five years and are projected to continue climbing, reinforcing the case for sustained renter demand.
Safety indicators compare favorably at the national level. Violent offense measures are in a high national percentile, and property offense sits well above the national midpoint. Recent year-over-year estimates point to meaningful declines in both categories, suggesting an improving trend rather than deterioration. As always, investors should evaluate submarket and property-level patterns over multiple periods when underwriting.
Nearby corporate offices provide a diverse employment base that supports renter demand and commute convenience for residents, including roles in telecommunications, manufacturing, media, and entertainment.
- Charter Communications — telecommunications (4.9 miles)
- Avery Dennison — manufacturing & materials (6.9 miles) — HQ
- Disney — media & entertainment (6.9 miles) — HQ
- Radio Disney — media offices (7.5 miles)
- Live Nation Entertainment — entertainment offices (10.9 miles)
This 1986-vintage, 24-unit asset sits in a renter-oriented neighborhood where occupancy is above national midpoints and ownership costs are elevated relative to incomes. Those dynamics typically support a deeper tenant base, steadier lease-up, and healthier renewal visibility. According to CRE market data from WDSuite, neighborhood income performance per unit is strong relative to national peers, and nearby amenities skew toward parks and groceries—features that reinforce day-to-day livability for long-term renters.
Forward-looking 3-mile demographics indicate population growth and a notable increase in households alongside slightly smaller average household size—conditions that can expand the renter pool and support pricing power over time. With local housing stock generally older, a 1980s building can compete well versus 1970s assets, while targeted upgrades may unlock additional value and improve operating efficiency.
- Renter-heavy neighborhood and above-median occupancy underpin demand depth and leasing stability.
- High ownership costs in the area support renter reliance and renewal potential.
- 1986 vintage offers competitive positioning versus older local stock with value-add upgrade pathways.
- 3-mile projections show household growth and a larger renter pool, supporting occupancy and rent trends.
- Risks: amenity gaps (limited cafés/pharmacies) and potential capital needs for systems modernization.