| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 51st | Fair |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6643 Foothill Blvd, Tujunga, CA, 91042, US |
| Region / Metro | Tujunga |
| Year of Construction | 1981 |
| Units | 54 |
| Transaction Date | 2003-06-13 |
| Transaction Price | $2,700,000 |
| Buyer | 4305 CENTINELA PARTNERS |
| Seller | TUJUNGA GARDENS LP |
6643 Foothill Blvd, Tujunga CA Multifamily Investment
Stabilized renter demand and a high-cost ownership backdrop in Los Angeles County support consistent leasing for a 54-unit asset, according to WDSuite’s CRE market data. Focus for investors: neighborhood occupancy is strong while ownership costs remain elevated, reinforcing depth of the tenant base.
The property sits within the Los Angeles-Long Beach-Glendale metro where neighborhood occupancy is above national averages, and rents have risen over the last five years. Importantly, the 1981 vintage is newer than the local average construction year (1970), which can offer relative competitiveness versus older stock while still leaving room for targeted modernization.
Local dynamics point to steady multifamily demand. The share of housing units that are renter-occupied in this neighborhood is roughly half, signaling a meaningful renter concentration that supports a deeper tenant pool. Within a 3-mile radius, population is essentially flat on a historical basis with a modest increase in families, and projections indicate growth in households over the next five years—an indicator of renter pool expansion that can support occupancy stability and lease-up velocity.
Livability drivers are mixed. Grocery access scores above national norms, but the area shows limited density of cafes, restaurants, parks, and pharmacies. Average school ratings in the neighborhood skew modest, which may shape unit-mix appeal for family renters; investors often counter this by emphasizing renovated interiors and convenience to employment corridors.
Affordability supports retention. Neighborhood rent-to-income levels are moderate by national standards, and median home values rank high nationally. In practice, a high-cost ownership market tends to sustain rental demand and can aid pricing power and renewal capture when combined with thoughtful lease management.
Safety indicators compare favorably in a broader context. The neighborhood’s crime profile trends toward the safer side nationally, and both property and violent offense rates have shown notable year-over-year improvement, according to WDSuite’s market data. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), current levels are competitive among peer neighborhoods rather than outliers.
For investors, the directional trend is the key takeaway: improving incident rates can support resident retention and reduce turn risk, though prudent on-site measures and lighting/controls remain part of standard operating plans.
Proximity to established corporate offices broadens the potential renter base with commute-friendly employment options in media, communications, and manufacturing. The employers below represent nearby demand drivers relevant to leasing stability.
- Charter Communications — telecommunications (5.1 miles)
- Avery Dennison — manufacturing & materials (6.3 miles) — HQ
- Disney — entertainment studios (6.8 miles) — HQ
- Radio Disney — media offices (7.5 miles)
- Live Nation Entertainment — entertainment corporate offices (10.8 miles)
Positioned in a high-cost ownership pocket of Los Angeles County, this 54-unit, 1981-vintage asset benefits from a renter base supported by elevated home values and neighborhood occupancy above national norms. Within a 3-mile radius, projections point to an increase in households and higher-income cohorts, reinforcing multifamily demand and supporting occupancy stability and renewal capture. According to CRE market data from WDSuite, neighborhood rents and housing indicators track above national averages, aligning with a thesis centered on steady renter demand rather than outsized volatility.
The 1981 vintage is newer than the local average stock, offering relative competitiveness versus older buildings while allowing value-add through focused renovations (kitchens, baths, systems) and operational enhancements. Livability amenities are thinner in this pocket and school ratings are modest, but proximity to diversified employers and a moderate rent-to-income backdrop provide levers for retention when paired with disciplined lease management.
- High-cost ownership market sustains rental demand and supports pricing power
- Neighborhood occupancy above national averages supports stable leasing
- 1981 vintage offers competitive positioning with clear value-add/modernization upside
- 3-mile household growth projections point to renter pool expansion and retention potential
- Risks: thinner amenity density and modest school ratings require emphasis on in-unit upgrades and operations