| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 23rd | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11055 W Arminta St, Sun Valley, CA, 91352, US |
| Region / Metro | Sun Valley |
| Year of Construction | 1988 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11055 W Arminta St Sun Valley Multifamily Investment
Neighborhood occupancy is strong and has trended upward, supporting stable cash flow potential for a 48-unit asset in Los Angeles County, according to WDSuite’s CRE market data. The thesis centers on steady renter demand in Sun Valley with room for operational execution rather than outsized speculation.
Situated in Sun Valley within the Los Angeles metro, the property benefits from an Urban Core neighborhood that rates C+ and performs above metro median on several renter-demand fundamentals. Neighborhood occupancy is in the top quartile nationally, indicating resilient leasing conditions at the area level rather than at the property itself.
Daily convenience is a relative strength: grocery, cafe, and restaurant densities all rank in the top quartile nationally, supporting renter livability and retention. Park and pharmacy densities are thinner locally, so residents may rely on nearby districts for green space and certain services—an operational consideration for positioning and amenity strategy.
Vintage matters for competitiveness. The property’s 1988 construction is newer than the neighborhood’s average vintage (1972), which can aid positioning versus older stock while still warranting capital planning for systems modernization and select value-add upgrades.
Tenure dynamics support a deep renter pool: within a 3-mile radius, approximately 58% of housing units are renter-occupied, indicating solid multifamily demand depth. Over the past five years, the 3-mile area saw a slight population dip alongside a modest increase in households and smaller average household size—patterns that can sustain demand for rental units. Forward-looking projections within 3 miles indicate growth in total population and households through 2028, suggesting a larger tenant base and support for occupancy stability.
Housing costs are elevated relative to national norms, with neighborhood home values ranking in the top decile nationwide. In investor terms, a high-cost ownership market tends to reinforce reliance on multifamily housing, supporting lease retention and pricing power, while neighborhood rent-to-income levels imply manageable affordability pressure that still warrants attentive lease management.
Neighborhood safety trends compare favorably in a national context, with overall crime measures in the top quartile nationwide and competitive among Los Angeles neighborhoods (261 out of 1,441). According to WDSuite’s CRE market data, both property and violent offense rates at the neighborhood level have posted meaningful one-year declines, which, if sustained, can support renter sentiment and leasing stability. These are neighborhood-level indicators and not property-specific security conditions.
Proximity to major media and corporate employers underpins workforce housing demand and commute convenience for renters. Key nearby employment nodes include Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — telecom (1.9 miles)
- Radio Disney — media (4.6 miles)
- Disney — entertainment studios (4.8 miles) — HQ
- Avery Dennison — labeling & packaging (7.7 miles) — HQ
- Live Nation Entertainment — entertainment (7.9 miles)
11055 W Arminta St presents an operationally focused multifamily thesis: a 48-unit asset in a neighborhood with nationally competitive occupancy and strong day-to-day amenities that support retention. Based on CRE market data from WDSuite, the surrounding area shows top-quartile occupancy and high-cost homeownership dynamics—factors that typically sustain rental demand and leasing stability. The property’s 1988 vintage is newer than the neighborhood average, offering relative competitiveness versus older stock while still inviting targeted capital improvements to enhance rentability and operating efficiency.
Within a 3-mile radius, renter-occupied share is substantial and households are projected to grow through 2028, pointing to a larger tenant base over time. Elevated ownership costs support reliance on multifamily housing, while current rent-to-income patterns suggest manageable affordability pressure—best addressed through disciplined lease management and value-forward property upgrades.
- Nationally competitive neighborhood occupancy supports income stability
- 1988 construction provides competitive positioning with selective value-add upside
- 3-mile projections indicate renter pool expansion, aiding lease-up and retention
- High-cost ownership market reinforces multifamily demand and pricing power
- Risks: thinner park/pharmacy density and affordability pressure require proactive asset and lease management