| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 23rd | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11122 Arminta St, Sun Valley, CA, 91352, US |
| Region / Metro | Sun Valley |
| Year of Construction | 1990 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11122 Arminta St Sun Valley Multifamily Investment
This 27-unit property benefits from neighborhood-level occupancy at 97.6%, ranking in the top quartile nationally. Strong rental demand fundamentals are supported by CRE market data from WDSuite showing rent growth outpacing income increases.
The Sun Valley neighborhood demonstrates solid rental fundamentals, with occupancy rates at 97.6% ranking in the 87th percentile nationally among 1,441 metro neighborhoods. Median contract rents of $1,604 reflect steady demand, while the 57.9% renter-occupied housing unit share within a 3-mile radius supports consistent tenant pools for multifamily properties.
Built in 1990, this property aligns with the neighborhood's average construction year of 1972, positioning it among newer stock that may require less immediate capital expenditure compared to older buildings. The area maintains strong grocery access with 4.58 stores per square mile, ranking in the 95th percentile nationally, supporting tenant convenience and retention.
Demographics within the 3-mile radius show household income growth of 41% over five years, reaching a median of $73,585. Population projections indicate 6.4% growth through 2028, with household formation expected to increase 35.1%, expanding the potential renter base. Home values averaging $670,432 with 64% appreciation over five years reinforce rental demand as elevated ownership costs maintain renter reliance on multifamily housing.
Property crime rates in the neighborhood rank 197th among 1,441 Los Angeles metro neighborhoods, placing it in the 69th percentile nationally. Notable improvement trends show property crime declining 86.6% year-over-year, ranking in the 99th percentile for crime reduction nationwide.
Violent crime rates remain moderate at 30.9 incidents per 100,000 residents, ranking in the middle tier among metro neighborhoods. The area has also seen an 88.5% reduction in violent crime year-over-year, demonstrating improving safety conditions that support tenant retention and property values.
The Sun Valley area benefits from proximity to major corporate employers, providing workforce housing opportunities for professionals commuting to nearby offices and headquarters.
- Charter Communications — telecommunications (1.9 miles)
- Radio Disney — media & entertainment (4.6 miles)
- Disney — entertainment & media (4.8 miles) — HQ
- Avery Dennison — materials & manufacturing (7.8 miles) — HQ
- Live Nation Entertainment — entertainment services (8.0 miles)
This 27-unit Sun Valley property presents solid fundamentals supported by neighborhood occupancy rates in the 87th percentile nationally and rent growth trends that have outpaced income increases. The 1990 construction vintage positions the asset among newer neighborhood stock, potentially reducing near-term capital expenditure needs while offering value-add renovation opportunities to capture higher rents.
Demographic projections show 35.1% household growth through 2028 within the 3-mile radius, expanding the renter pool as home values averaging $670,432 maintain affordability pressure that supports multifamily demand. According to multifamily property research from WDSuite, the combination of improving safety metrics and proximity to major employers like Disney and Charter Communications strengthens the long-term tenant base.
- Neighborhood occupancy at 97.6% ranks 87th percentile nationally
- 35.1% projected household growth through 2028 expands renter base
- 1990 vintage among newer area stock reduces immediate capex needs
- Elevated home values at $670,432 reinforce rental demand
- Risk: Rent-to-income ratio at 9th percentile nationally suggests affordability pressure