| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 27th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9148 Telfair Ave, Sun Valley, CA, 91352, US |
| Region / Metro | Sun Valley |
| Year of Construction | 2003 |
| Units | 20 |
| Transaction Date | 2001-11-01 |
| Transaction Price | $180,000 |
| Buyer | MARK MINAS TRUST |
| Seller | PAMELA KREITENBERG FAMILY TRUST |
9148 Telfair Ave Sun Valley Multifamily Investment
Neighborhood occupancy has been resilient and above many peers, supporting lease stability according to WDSuite s CRE market data. For an investor, the combination of steady renter demand and a location within Los Angeles County positions this asset for durable performance through cycles.
9148 Telfair Ave sits in Sun Valley within the Los Angeles-Long Beach-Glendale metro, where the neighborhood shows occupancy stability and healthy renter demand signals, per WDSuite. The neighborhood s occupancy rate is in the 76th percentile nationally, indicating comparatively steady leasing conditions at the neighborhood level rather than the property specifically. Renter concentration (share of housing units that are renter-occupied) ranks well nationally (86th percentile), suggesting a deep tenant base for multifamily operators.
Local dynamics are mixed but investable. Elevated home values (92nd percentile nationally) in the neighborhood indicate a high-cost ownership market, which tends to reinforce reliance on rental housing and can support pricing power and retention. At the same time, rent-to-income metrics in the neighborhood are more moderate (22nd percentile nationally), implying manageable affordability pressure relative to many coastal submarkets helpful for lease management.
Amenities trend varied: childcare access rates are strong (88th percentile nationally), while restaurants and groceries land in the low-to-mid ranges (about 62nd and 77th percentiles). By rank, overall amenities place 1,017 out of 1,441 metro neighborhoods, which is below the metro median. Average school ratings at the neighborhood level trend weaker (15th percentile nationally), an underwriting consideration if targeting family-oriented demand. Still, neighborhood NOI per unit performance is competitive (75th percentile nationally), signaling potential for stable cash flows versus many U.S. neighborhoods.
Vintage considerations: the average construction year for the neighborhood skews older (1969; rank 764 of 1,441 metro neighborhoods), while the subject property was built in 2003. The newer vintage versus local stock can enhance competitive positioning on unit finishes, systems, and curb appeal, though two decades of operations still warrant prudent capital planning for building systems and common areas.
Within a 3-mile radius, WDSuite s demographics indicate a slight population contraction over the past five years alongside rising incomes and smaller household sizes. Forecasts show households increasing even as average household size declines, which can broaden the renter pool and support occupancy stability for well-managed assets.
Based on WDSuite s neighborhood-level data, this area is comparatively safer than many peers: the neighborhood s crime rank is 256 out of 1,441 metro neighborhoods, placing it in the top quartile locally and around the 80th percentile nationally. This framing reflects neighborhood-wide patterns rather than block-level conditions.
Recent trends are constructive: estimated violent and property offense rates have declined sharply year over year at the neighborhood level, with both measures ranking in the top decile nationally for improvement. For investors, broad safety improvements can aid leasing, renewals, and long-term tenant retention, though prudent on-site security and lighting remain standard risk controls.
Proximity to entertainment, media, and corporate services anchors supports a diversified renter base and commute convenience for workforce tenants. Notable nearby employers include Charter Communications, Radio Disney, Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications telecom & media services (3.9 miles)
- Radio Disney media (6.5 miles)
- Disney entertainment & studios (6.8 miles) HQ
- Avery Dennison materials & packaging (9.7 miles) HQ
- Live Nation Entertainment live events (9.8 miles)
This 20-unit multifamily property, built in 2003, benefits from a neighborhood with above-average occupancy and a strong renter-occupied housing share, reinforcing depth of demand. Elevated ownership costs at the neighborhood level tend to sustain renter reliance on multifamily housing, while moderate rent-to-income dynamics help manage retention risk. According to CRE market data from WDSuite, neighborhood NOI performance sits in a competitive national percentile, aligning with stable cash flow potential relative to many U.S. neighborhoods.
The 2003 vintage is newer than much of the local stock, supporting competitive positioning versus older assets; however, thoughtful capital planning for building systems and common areas remains prudent. Within a 3-mile radius, income growth and shrinking household sizes point to gradually wider renter pools even as population trends are mixed, which can support steady leasing and renewals for well-operated properties.
- Neighborhood occupancy and renter concentration support depth of tenant demand
- Newer 2003 vintage versus local stock enhances competitive positioning
- High-cost ownership context sustains rental demand and pricing power potential
- Nearby entertainment and corporate employers broaden the leasing funnel
- Risks: softer school ratings, uneven amenities, and mixed population trends warrant cautious underwriting