| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 27th | Poor |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10825 Nettleton St, Sun Valley, CA, 91352, US |
| Region / Metro | Sun Valley |
| Year of Construction | 1985 |
| Units | 85 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10825 Nettleton St Sun Valley Multifamily Investment
Positioned in an inner-suburban pocket of Los Angeles County with steady neighborhood occupancy and a sizable renter base, this 85-unit asset offers durable demand drivers, according to WDSuite’s CRE market data.
Sun Valley’s neighborhood shows mid-cycle stability: occupancy is solid for the area, and renters represent a meaningful share of housing units, supporting depth of tenant demand. Median contract rents in the neighborhood track in the upper band for Los Angeles while remaining below the region’s top tier, which can aid leasing velocity and renewal retention.
Local convenience skews toward everyday needs rather than lifestyle amenities. Grocery and pharmacy access compares favorably to national averages, while cafes and parks are sparse; restaurants are comparatively dense. Investors should underwrite modest on-site activation (e.g., communal spaces) to offset limited neighborhood amenity density and support leasing.
Within a 3-mile radius, demographics indicate a large, diverse population and a growing household base over the next five years, pointing to renter pool expansion and support for occupancy stability. Household incomes have risen meaningfully in recent periods, and neighborhood home values are elevated for Los Angeles, a combination that tends to reinforce reliance on multifamily housing and can bolster pricing power when managed carefully during renewals.
The property’s 1985 vintage is newer than the neighborhood’s typical 1970s stock, which can provide a competitive edge versus older buildings; investors should still plan for system updates and selective modernization to capture value. Based on WDSuite’s multifamily property research, the neighborhood ranks above the metro median in housing fundamentals and is competitive among Los Angeles neighborhoods on operating income per unit, underscoring income durability potential.
Safety indicators benchmark favorably: the neighborhood sits in a stronger position than many Los Angeles areas, with crime levels translating to a competitive standing among 1,441 metro neighborhoods and a higher national safety percentile. For investors, this supports leasing and renewal prospects, particularly for workforce households prioritizing commute convenience and stability.
Recent trend data also points to notable year-over-year declines in both property and violent offenses, which, if sustained, can reduce operational friction and support tenant retention. As always, safety varies by block and over time; prudent underwriting should pair these directional trends with on-the-ground checks and standard security protocols.
The employment base nearby is anchored by telecom, media, entertainment, packaging, and live events, offering a broad white-collar and creative workforce that supports renter demand and commute-friendly leasing. The list below highlights major employers within a typical renter commute shed.
- Charter Communications — telecommunications (2.2 miles)
- Radio Disney — media (5.2 miles)
- Disney — entertainment (5.3 miles) — HQ
- Avery Dennison — packaging & materials (7.9 miles) — HQ
- Live Nation Entertainment — live events (8.6 miles)
This 85-unit, 1985-vintage asset in Sun Valley benefits from a sizable renter base, solid neighborhood occupancy, and proximity to diversified employment corridors. The vintage is newer than much of the local 1970s stock, offering competitive positioning; targeted system upgrades and interior refreshes can unlock value while sustaining tenant appeal. Elevated home values in the neighborhood indicate a high-cost ownership market, which tends to reinforce multifamily demand and support rent collections through cycles.
Forward-looking demographics within a 3-mile radius point to an increase in households and a larger tenant base, while rents remain positioned for steady leasing rather than peak pricing. According to commercial real estate analysis from WDSuite, neighborhood operating income performance is strong relative to peers, and rent-to-income levels suggest room for disciplined revenue management, balanced against retention considerations.
- 1985 vintage outpositions older 1970s stock; plan selective CapEx to modernize systems and interiors.
- Elevated ownership costs in the area reinforce renter reliance on apartments, supporting occupancy and renewals.
- Within 3 miles, household growth signals a larger tenant base and supports stable leasing.
- Risks: limited neighborhood amenity/park density and lower school ratings; underwrite modest concessions and ongoing CapEx.