| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10225 Hillhaven Ave, Tujunga, CA, 91042, US |
| Region / Metro | Tujunga |
| Year of Construction | 1991 |
| Units | 27 |
| Transaction Date | 2013-05-01 |
| Transaction Price | $4,735,000 |
| Buyer | Rar sierra General Ents Group, |
| Seller | APB Properties, LLC |
10225 Hillhaven Ave Tujunga Multifamily Investment
Renter-occupied concentration in the surrounding neighborhood supports a stable tenant base, while occupancy remains above national medians according to WDSuite’s CRE market data. Positioned in Los Angeles County, the asset benefits from durable demand drivers without relying on short-term catalysts.
Located in Tujunga within the Los Angeles-Long Beach-Glendale metro, the property sits in a neighborhood rated B- among 1,441 metro neighborhoods, indicating competitive fundamentals for workforce-oriented rentals. Neighborhood occupancy trends are above the national median, and NOI per unit ranks in the top decile nationally, signaling solid operational performance potential relative to peers.
Daily needs are well-served: parks and groceries benchmark strong at the high end of national comparisons (parks ~98th percentile, groceries ~93rd), and restaurants are similarly elevated (~87th percentile). The amenity mix is thinner for cafes and pharmacies (both low by national comparison), which investors should note for resident convenience and leasing narratives.
The neighborhood s housing stock skews older on average (1974), while this asset s 1991 vintage is newer than local norms a relative competitive point that can reduce near-term obsolescence risk, though typical 1990s systems may still warrant targeted modernization or value-add scope over hold.
Within a 3-mile radius, demographics indicate gradual population growth with rising incomes and a renter pool expected to expand over the next five years. This points to a larger tenant base and support for occupancy stability. Elevated home values relative to incomes (high national percentile for value-to-income) reflect a high-cost ownership market, which generally sustains reliance on multifamily rentals and can aid pricing power; however, rent-to-income levels imply affordability pressure that warrants attentive lease management.
Safety indicators compare favorably at the national level, with the area landing in the upper tier nationwide for both overall crime and violent-offense measures. Recent trend data also show meaningful year-over-year declines in estimated violent and property offense rates, according to CRE market data from WDSuite. Use this as context for underwriting rather than as a property-level guarantee.
Proximity to major corporate offices supports renter demand via short commutes and diversified employment, notably in media, communications, and manufacturing. The following nearby employers anchor the local job base referenced in leasing and retention strategies.
- Charter Communications communications (4.95 miles)
- Avery Dennison manufacturing & materials (7.01 miles) HQ
- Disney entertainment (7.05 miles) HQ
- Radio Disney media (7.63 miles)
- Live Nation Entertainment entertainment (11.04 miles)
This 27-unit, 1991-vintage asset offers relative competitiveness versus an older local stock base, with the neighborhood showing above-median occupancy and nationally strong NOI-per-unit benchmarks. Within a 3-mile radius, modest population growth and an expanding renter pool point to durable tenant demand that can support leasing stability and renewal rates. Based on commercial real estate analysis from WDSuite, the surrounding ownership market s high value-to-income profile reinforces reliance on rentals, while rising incomes provide some cushion for rent growth over time.
Investors should balance these strengths against affordability pressure (elevated rent-to-income) and a mixed amenity set that is strong for parks, groceries, and restaurants but thinner for cafes and pharmacies. Targeted renovations typical for 1990s buildings can further differentiate the property and help manage retention and pricing power.
- Neighborhood operations compare well nationally (top-tier NOI per unit) supporting cash-flow resiliency.
- 1991 vintage is newer than local average, with value-add potential through selective modernization.
- Expanding renter pool within 3 miles supports occupancy stability and leasing velocity.
- High-cost ownership context bolsters multifamily demand and potential pricing power.
- Risks: renter affordability pressure and thinner cafe/pharmacy presence warrant prudent underwriting and resident experience planning.