| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 23rd | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11134 Arminta St, Sun Valley, CA, 91352, US |
| Region / Metro | Sun Valley |
| Year of Construction | 1989 |
| Units | 27 |
| Transaction Date | 2017-06-07 |
| Transaction Price | $5,715,000 |
| Buyer | P1 PROPERTIES NO 70 LLC |
| Seller | SVPP PROPERTIES LLC |
11134 Arminta St, Sun Valley CA Multifamily Investment
Neighborhood occupancy has trended resilient, supporting stable cash flow potential for a 27-unit asset, according to WDSuite’s CRE market data. Strengths in daily-needs retail and a high-cost ownership market underpin renter demand, while investors should still plan for disciplined lease management.
This Urban Core pocket of Sun Valley offers everyday convenience that supports renter retention: grocery availability is strong and food-and-beverage density is well above national averages, while cafés are particularly prevalent. By contrast, park and pharmacy density inside the neighborhood is limited, which places a premium on nearby private recreation and healthcare access.
The neighborhood’s multifamily fundamentals are a relative strength. Neighborhood occupancy stands high and ranks in the top quartile among 1,441 Los Angeles metro neighborhoods, indicating solid demand and limited frictional vacancy at the neighborhood level. The renter-occupied share of housing units is roughly half, signaling a deep tenant base for conventional multifamily.
Within a 3-mile radius, demographics show a mixed but investable setup: population dipped modestly in the last period, yet households edged higher and are projected to rise further, pointing to smaller household sizes and a larger renter pool over time. Median and mean household incomes have increased meaningfully and are forecast to continue growing, which supports rent collections and reduces volatility for professionally managed assets.
Home values in the immediate area are elevated versus national norms, and value-to-income metrics sit in a high national percentile. In investor terms, this is a high-cost ownership market that tends to sustain rental demand and can aid lease retention for well-managed properties. Median contract rents have risen and are projected to continue increasing, but a rent-to-income ratio around the upper-20s percent suggests affordability pressure should be monitored in renewal strategy.
Built in 1989, the subject property is newer than the neighborhood’s average vintage from the early 1970s. That positioning can be competitive versus older stock, though investors should still underwrite ongoing systems upkeep and targeted common-area or interior upgrades to support pricing power.
Safety indicators from WDSuite suggest the neighborhood performs above national averages, with recent data showing notable year-over-year declines in both estimated property and violent offenses. While conditions vary by block and should be validated during due diligence, the directional trend is constructive for renter confidence and leasing.
Proximity to major corporate offices supports a steady workforce-renter base and commute convenience, including Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — corporate offices (1.95 miles)
- Radio Disney — corporate offices (4.58 miles)
- Disney — corporate offices (4.82 miles) — HQ
- Avery Dennison — corporate offices (7.78 miles) — HQ
- Live Nation Entertainment — corporate offices (7.95 miles)
The asset’s 1989 vintage is newer than the neighborhood’s early-1970s average, offering relative competitiveness versus older product while still warranting capital planning for systems and targeted renovations. According to CRE market data from WDSuite, neighborhood occupancy is in the top quartile across Los Angeles submarkets, and the surrounding 3-mile area shows rising incomes with households projected to expand—both supportive of multifamily demand depth and occupancy stability.
Elevated home values and a high value-to-income profile reinforce reliance on rental housing, which can aid lease retention. At the same time, rent-to-income readings near the upper-20s percent call for thoughtful pricing and renewal strategies, especially given limited park and pharmacy amenity density noted in the neighborhood data.
- Occupancy strength at the neighborhood level supports cash flow durability and reduces downtime risk.
- 1989 construction offers a competitive edge versus older stock with potential to capture value through selective upgrades.
- High-cost ownership market sustains renter demand and can aid lease retention.
- 3-mile trends point to income growth and more households, expanding the tenant base over the medium term.
- Risk: affordability pressure (rent-to-income near upper-20s%) and limited parks/pharmacy density warrant proactive lease and amenity strategy.