| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 21st | Poor |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11115 Sherman Way, Sun Valley, CA, 91352, US |
| Region / Metro | Sun Valley |
| Year of Construction | 1978 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11115 Sherman Way Sun Valley Multifamily Investment
This 28-unit property benefits from strong neighborhood-level occupancy at 96% and a rental-heavy market where 67.5% of housing units are renter-occupied, supporting sustained tenant demand in the Los Angeles metro.
The Sun Valley neighborhood demonstrates solid fundamentals for multifamily investors, ranking in the 77th percentile nationally for housing metrics and maintaining 96% occupancy rates. The area's rental market depth is evident in its 67.5% renter-occupied housing share, ranking in the 96th percentile nationally among neighborhoods. This high concentration of renters provides a substantial tenant pool and reduces competition from homeownership transitions.
Demographic data within a 3-mile radius shows a stable renter base with 200,836 residents and projected population growth of 6.3% through 2028. The forecast anticipates household formation increasing by 38.3% over five years, expanding the potential tenant pool. Median household income of $75,059 is expected to rise 40.7% by 2028, supporting rent growth potential while maintaining affordability for existing tenants.
The neighborhood's amenity infrastructure supports tenant retention, with grocery stores at 6.89 per square mile (98th percentile nationally) and restaurants at 9.65 per square mile (90th percentile nationally). However, the area shows limited park access and pharmacy availability, which investors should consider for tenant satisfaction. The property's 1978 construction year aligns with the neighborhood average of 1958, suggesting consistent building stock that may present value-add renovation opportunities for modernization and rent premiums.
Current median rents of $1,477 have grown 29.8% over five years, while the broader metro area shows contract rents at $1,646 with 33.3% growth. This rent differential may indicate upside potential, though investors should monitor affordability pressures as the rent-to-income ratio sits in the 9th percentile nationally, suggesting careful lease management considerations.
Safety metrics show mixed signals that require contextual analysis for investment decisions. The neighborhood ranks 418th among 1,441 Los Angeles metro neighborhoods for overall crime, placing it in the 74th percentile nationally. Property crime rates have declined significantly by 82.2% year-over-year, ranking in the 98th percentile nationally for crime reduction trends.
Violent crime rates remain relatively moderate at 27.1 incidents per 100,000 residents, with an 89% year-over-year decrease that ranks in the 99th percentile nationally for improvement. While current safety conditions appear stable, investors should monitor these trends as part of ongoing tenant retention and lease management strategies, particularly given the strong improvement trajectory in both property and violent crime categories.
The Sun Valley area benefits from proximity to major corporate employers that support local workforce housing demand, including entertainment, telecommunications, and industrial companies within commuting distance.
- Charter Communications — telecommunications (1.6 miles)
- Radio Disney — media & entertainment (3.8 miles)
- Disney — entertainment & media (4.1 miles) — HQ
- Live Nation Entertainment — entertainment services (7.1 miles)
- Avery Dennison — industrial materials (7.3 miles) — HQ
This 28-unit Sun Valley property presents a compelling multifamily investment opportunity anchored by strong occupancy fundamentals and rental market depth. The neighborhood's 96% occupancy rate and 67.5% renter-occupied housing share create a stable tenant base, while projected household growth of 38.3% through 2028 supports long-term demand. According to CRE market data from WDSuite, the area's rental concentration ranks in the 96th percentile nationally, indicating sustained multifamily demand dynamics.
The 1978 construction vintage presents value-add potential through strategic renovations and unit upgrades, particularly given rent growth of 29.8% over five years and projected median income increases of 40.7% by 2028. Strong crime reduction trends, with property crime down 82.2% year-over-year, support tenant retention and lease renewal stability. The property's proximity to major employers including Disney and Charter Communications provides workforce housing appeal within the broader Los Angeles employment corridor.
- High neighborhood occupancy at 96% with strong renter concentration (67.5% of housing units)
- Projected household growth of 38.3% through 2028 expanding tenant pool
- Value-add opportunity with 1978 vintage allowing for strategic renovations
- Proximity to major employers including Disney headquarters and Charter Communications
- Risk consideration: Monitor affordability pressures with rent-to-income ratios in 9th percentile nationally