| 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 | 2013-04-25 |
| Transaction Price | $4,735,000 |
| Buyer | RAR SIERRA GENERAL ENTERPRISES GROUP LLC |
| Seller | APB PROPERTIES LLC |
10225 Hillhaven Ave, Tujunga CA Multifamily Investment
Neighborhood occupancy is steady and renter concentration is strong, according to WDSuite’s CRE market data, positioning this 27‑unit asset for durable demand within Los Angeles County.
The immediate neighborhood reports a renter-occupied housing share near the top of the metro (ranked against 1,441 Los Angeles neighborhoods), supporting depth of tenant demand and potential leasing stability. Neighborhood occupancy is in the above-average range nationally, while average NOI per unit sits in the top decile among 1,441 metro neighborhoods, indicating competitive income performance for comparable assets, based on CRE market data from WDSuite.
Lifestyle access skews practical: parks density is in the 98th percentile nationally and grocery access is in the 93rd percentile, while cafes and pharmacies are comparatively limited. For investors, this mix favors everyday convenience and family-oriented living more than café-driven foot traffic.
Within a 3-mile radius, population has inched up and is projected to continue growing, with households expected to expand and average household size trending slightly lower. This points to a larger tenant base and incremental renter pool expansion that can support occupancy and absorption over time.
Ownership remains a high-cost proposition here (national percentiles for home values and value-to-income are elevated), which generally sustains reliance on rentals and can aid lease retention and pricing power. At the same time, rent-to-income levels indicate affordability pressure relative to national norms, suggesting operators should emphasize resident retention and thoughtful renewal strategies.
The property’s 1991 construction is newer than the neighborhood’s average vintage (1970s), which can help competitive positioning versus older stock; however, investors should still plan for targeted modernization and systems upgrades as part of long-term capital planning.
Neighborhood safety indicators compare favorably at the national level, with overall crime and violent offense measures in the higher national percentiles (safer relative to many U.S. neighborhoods). Recent year-over-year estimates also indicate meaningful declines in both violent and property offenses, which is supportive for renter sentiment and leasing stability over time. As always, investors should evaluate submarket trends across Los Angeles alongside property-level controls and management practices.
Proximity to major corporate offices supports a broad commuter tenant base and day-to-day leasing durability, led by media and technology employers alongside diversified corporate services.
- Charter Communications — telecommunications (4.9 miles)
- Avery Dennison — materials & packaging (7.0 miles) — HQ
- Disney — entertainment (7.0 miles) — HQ
- Radio Disney — media (7.6 miles)
- Live Nation Entertainment — entertainment (11.0 miles)
10225 Hillhaven Ave combines a newer‑than‑area vintage (1991) with neighborhood fundamentals that favor rentals: a high share of renter-occupied units, above-average occupancy, and elevated ownership costs that tend to keep households in the rental market. According to commercial real estate analysis from WDSuite, comparable properties in this Los Angeles neighborhood show competitive income characteristics, while the broader 3‑mile area points to incremental population growth and a rising household count—supportive of tenant base expansion.
For underwriting, the location’s strong park and grocery access adds livability, while affordability pressure (higher rent-to-income levels versus national norms) argues for disciplined pricing, renewal focus, and customer service to protect occupancy. The 1991 vintage should remain competitive versus older stock, with selective modernization and building system updates offering potential value-add pathways without a full reposition.
- High renter concentration and above-average neighborhood occupancy support durable leasing
- 1991 construction competes well against older area stock; targeted upgrades can unlock value
- Strong park and grocery access enhance livability and tenant retention potential
- Household growth within 3 miles expands the tenant base and supports absorption
- Risk: elevated rent-to-income levels require careful pricing and renewal management