| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 34th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18621 Saticoy St, Reseda, CA, 91335, US |
| Region / Metro | Reseda |
| Year of Construction | 1990 |
| Units | 26 |
| Transaction Date | 2025-08-20 |
| Transaction Price | $6,325,000 |
| Buyer | SATICOY BY MH LLC |
| Seller | IBBM PARTNERS |
18621 Saticoy St, Reseda CA Multifamily Investment
Neighborhood fundamentals point to steady renter demand and competitive positioning for a 1990-vintage, 26-unit asset, according to WDSuite’s CRE market data.
Reseda’s Urban Core setting offers daily convenience that supports tenant retention. Grocery and pharmacy access rank in the upper tiers nationally, while parks and cafes are limited nearby. For investors, the amenity mix favors errands and healthcare access over leisure, which can help with day-to-day livability even if lifestyle options are more dispersed.
At the neighborhood level (not the property), occupancy trends sit near the national middle, with recent softening to monitor. The renter-occupied share is high for the U.S., signaling a deep tenant base and consistent leasing activity for multifamily operators. Median contract rents are also elevated versus national norms, suggesting pricing power when units are well-maintained and appropriately positioned.
Ownership costs in the area are comparatively high relative to incomes, which typically sustains reliance on rental housing and can support occupancy stability. Average school ratings in the neighborhood track below national norms, which may matter for family-oriented leasing strategies but is less critical for workforce and young professional demand.
Within a 3-mile radius, recent years show slight population drift but a modest increase in households and smaller household sizes. Forward-looking estimates indicate further household growth alongside shrinking average household size, which generally expands the renter pool and supports unit absorption for well-managed properties. Neighborhood construction skews older than this property’s 1990 vintage (average year 1977), giving a relative competitiveness edge while still leaving room for targeted system updates or cosmetic upgrades to enhance positioning.
Safety indicators present a mixed but improving picture. Compared with other neighborhoods in the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area’s crime rank places it on the higher-exposure side locally, so owners should maintain standard security and lighting protocols. Nationally, however, the neighborhood compares around or above the median across several measures.
Recent year-over-year estimates indicate notable declines in both property and violent offenses at the neighborhood level, a constructive trend for tenant retention and leasing. Investors should continue to track local patterns and coordinate with property management to sustain on-site best practices.
Proximity to diversified employers supports workforce housing demand and commuting convenience, with nearby roles spanning life sciences, insurance, media, and energy. The employers below represent key demand anchors within typical renter commuting ranges.
- Thermo Fisher Scientific — life sciences (3.8 miles)
- Farmers Insurance Exchange — insurance (4.0 miles) — HQ
- Charter Communications — telecommunications (11.2 miles)
- Occidental Petroleum — energy (11.7 miles) — HQ
- Live Nation Entertainment — media & entertainment (12.3 miles) — HQ
18621 Saticoy St offers a 1990-vintage, 26-unit footprint with an average unit size near 850 square feet, positioning it competitively versus older neighborhood stock while leaving scope for selective upgrades. Neighborhood indicators point to durable multifamily demand: a high share of renter-occupied housing suggests depth in the tenant base, and elevated median rents versus national levels support revenue potential when operations are tight. According to CRE market data from WDSuite, neighborhood NOI per unit tracks in the upper national tier, framing a constructive context for efficient operators.
Household counts within a 3-mile radius have been rising even as population trends fluctuate, and projections point to more, smaller households — a pattern that typically expands the renter pool and supports occupancy. Ownership remains a high-cost option locally, which reinforces reliance on rental housing and can aid lease retention. Key risks include softer neighborhood occupancy momentum and below-average school ratings; execution should focus on value-add-lite improvements, expense control, and tenant experience to maintain pricing power.
- 1990 vintage newer than neighborhood average, with potential for targeted upgrades to enhance competitiveness
- High neighborhood renter-occupied share supports a deeper tenant base and leasing stability
- Elevated neighborhood median rents vs. national levels indicate revenue headroom for well-managed assets
- Household growth and smaller household sizes within 3 miles expand the renter pool and support absorption
- Watchlist: neighborhood occupancy softening and lower school ratings warrant active management and retention focus