| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 23rd | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11035 Arminta St, Sun Valley, CA, 91352, US |
| Region / Metro | Sun Valley |
| Year of Construction | 1980 |
| Units | 40 |
| Transaction Date | 1998-09-15 |
| Transaction Price | $275,000 |
| Buyer | BARNETT JAMES |
| Seller | DEEB LOUIS G JR & LILA J FAMILY TRUST |
11035 Arminta St Sun Valley Multifamily Investment
Stabilized renter demand and high neighborhood occupancy point to consistent operations, according to WDSuite’s CRE market data. Positioning within Los Angeles County supports leasing durability for a 40-unit asset without relying on outsized rent growth.
Sun Valley’s Urban Core setting offers everyday convenience that supports tenant retention: grocery access ranks in the top decile nationally and cafes/restaurants are also strong relative to U.S. peers. By contrast, parks and pharmacies are limited locally, which can be a minor quality-of-life gap to monitor for longer-term competitiveness.
Neighborhood occupancy is high and trending steady versus national benchmarks, and net operating income per unit ranks above the national median — both indicators of durable rent rolls based on CRE market data from WDSuite. Median contract rents in the area sit above most U.S. neighborhoods, yet the rent-to-income profile suggests room for thoughtful lease management rather than aggressive increases.
Tenure patterns indicate a meaningful renter-occupied share of housing units, which supports depth of the tenant base for multifamily. Within a 3-mile radius, demographics show slightly smaller average households over time and a modest recent population dip, while forecasts call for more households ahead — a setup that can expand the renter pool and support occupancy stability.
For ownership context, home values are elevated versus national norms and the value-to-income ratio sits in a high national percentile. In high-cost ownership markets like Los Angeles, this typically sustains reliance on rental housing — a tailwind for lease retention and pricing power when operations are well managed.
Recent neighborhood safety indicators are better than the national average for property crime and around the national median for violent crime, based on WDSuite’s datasets. Year-over-year readings show notable declines in estimated offense rates, suggesting improving conditions, though safety can vary within short distances and merits site-level review.
Proximity to entertainment, media, and corporate offices provides a diverse employment base that can support workforce housing demand and retention for nearby multifamily communities. Notable employers within a short commute include Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — telecommunications (1.8 miles)
- Radio Disney — media (4.6 miles)
- Disney — entertainment (4.8 miles) — HQ
- Avery Dennison — materials manufacturing (7.7 miles) — HQ
- Live Nation Entertainment — live events (7.9 miles)
11035 Arminta St is a 40-unit, 1980-vintage asset in Sun Valley, Los Angeles County. The vintage is slightly newer than the neighborhood’s average stock, offering competitive positioning versus older buildings while still presenting typical 1980s systems considerations for capital planning and potential value-add. Strong neighborhood occupancy and above-median NOI per unit point to stable fundamentals, while a high-cost ownership landscape helps reinforce rental demand and lease retention.
Within a 3-mile radius, recent data show steady household counts with forecasts calling for more households and higher incomes over the next five years — dynamics that can expand the tenant base and support rent rolls. According to commercial real estate analysis from WDSuite, local rents sit above many U.S. neighborhoods but remain manageable relative to incomes, suggesting scope for disciplined revenue management rather than reliance on outsized rent growth.
- High neighborhood occupancy and above-median NOI per unit support cash flow stability.
- 1980 vintage offers competitive positioning with targeted modernization/value-add potential.
- Elevated ownership costs in Los Angeles bolster renter reliance, aiding retention and pricing power.
- 3-mile outlook points to more households and higher incomes, expanding the renter pool.
- Risks: limited nearby parks/pharmacies, crime varying by micro-location, and sensitivity to rent growth pacing.