| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 27th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11970 Allegheny St, Sun Valley, CA, 91352, US |
| Region / Metro | Sun Valley |
| Year of Construction | 1986 |
| Units | 58 |
| Transaction Date | 1994-07-11 |
| Transaction Price | $1,410,000 |
| Buyer | STREIT ARIC A |
| Seller | STATE STREET BANK & TRUST COMPANY |
11970 Allegheny St Sun Valley Multifamily Investment
This 58-unit property built in 1986 benefits from strong neighborhood-level occupancy at 95.7% and declining crime trends, according to CRE market data from WDSuite.
The Sun Valley neighborhood demonstrates solid fundamentals for multifamily investors, ranking in the top quartile nationally for crime safety with an 80th percentile rating among 1,491 metro neighborhoods. Neighborhood-level occupancy stands at 95.7%, reflecting stable rental demand despite limited amenity density in the immediate area.
Built in 1986, this property aligns with the neighborhood's average construction year of 1969, positioning it for potential value-add opportunities through strategic renovations and unit upgrades. The area maintains a 46.7% share of renter-occupied housing units, providing a substantial tenant base within the Los Angeles market.
Demographics within a 3-mile radius show a population of 162,655 with median household income of $73,004, supporting current contract rent levels of $1,568. Forecasted data indicates household income growth to $106,697 by 2028, potentially strengthening rent collection and renewal rates for well-positioned properties.
The neighborhood ranks competitively for housing metrics at the 76th percentile nationally, while childcare density at 1.41 per square mile ranks in the 88th percentile, supporting family-oriented tenant retention. Limited cafe and park amenities may require property-level enhancements to maintain competitive positioning.
Safety metrics present a favorable investment environment, with the neighborhood ranking 256th among 1,491 Los Angeles metro neighborhoods for crime, placing it in the 80th percentile nationally. Property crime rates have declined significantly by 77.4% over the past year, while violent crime rates dropped 91.1%, both ranking in the top national percentiles for improvement.
Current property offense rates of 126 per 100,000 residents and violent crime rates of 19.2 per 100,000 residents compare favorably to urban core averages, supporting tenant retention and lease-up velocity for multifamily properties in the area.
The Sun Valley area benefits from proximity to major corporate employers, providing workforce housing opportunities within commuting distance of established employment centers.
- Charter Communications — telecommunications (3.8 miles)
- Radio Disney — media & entertainment (6.5 miles)
- Disney — entertainment & media (6.8 miles) — HQ
- Avery Dennison — manufacturing & materials (9.6 miles) — HQ
- Live Nation Entertainment — entertainment services (9.8 miles)
This Sun Valley property offers stable cash flow potential with neighborhood-level occupancy at 95.7% and improving safety metrics that support tenant retention. The 1986 construction year presents value-add opportunities through unit renovations and property improvements, while proximity to major employers like Disney and Charter Communications provides workforce housing demand within the Los Angeles market.
Demographic projections within a 3-mile radius show household income growth from $73,004 to $106,697 by 2028, supporting rent growth potential and collection stability. The neighborhood's 80th percentile national ranking for crime safety, combined with significant recent improvements in both property and violent crime rates, creates a favorable environment for long-term investment performance.
- Strong neighborhood occupancy at 95.7% indicates stable rental demand
- 1986 vintage provides value-add renovation opportunities
- Proximity to Disney, Charter Communications, and other major employers
- Projected 46% household income growth by 2028 supports rent increases
- Limited amenity density may require property-level investment to maintain competitiveness