| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 64th | Good |
| Amenities | 41st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10402 N Scoville Ave, Sunland, CA, 91040, US |
| Region / Metro | Sunland |
| Year of Construction | 1989 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10402 N Scoville Ave, Sunland CA Multifamily Investment
Owner-heavy surroundings and elevated home values support steady renter demand, according to WDSuite’s CRE market data, while a 3-mile catchment shows continued household growth that can reinforce occupancy stability over time.
Positioned in Sunland’s Inner Suburb context within the Los Angeles-Long Beach-Glendale metro, the property benefits from neighborhood attributes that matter to multifamily investors: a B- neighborhood rating (ranked 774 among 1,441 metro neighborhoods) and a renter-occupied share at the neighborhood level that is comparatively low. An owner-leaning base often correlates with quieter streets and longer stays, while it can also mean a thinner immediate renter pool—placing a premium on operational execution and targeted leasing.
Livability signals are mixed but workable for workforce-oriented demand. Cafes and restaurants score in the top quartile nationally (based on high national percentiles for cafe and dining density), yet grocery, parks, and pharmacies are limited within the neighborhood boundaries, so residents often rely on nearby corridors for daily needs. Average school ratings are mid-pack nationally, which can support retention among family renters without commanding premium pricing.
Demographic statistics aggregated within a 3-mile radius point to a larger and gradually expanding tenant base: population and household counts have risen in recent years, with forecasts indicating additional population growth and a notable increase in households alongside slightly smaller average household sizes. For investors, more households and a modest shift toward renting imply a deeper pool of prospective tenants and support for occupancy stability and lease-up velocity.
Income and housing context further underpin rental demand. Elevated home values (well above national norms) and a rent-to-income profile that sits in a sustainable range suggest that many households may continue to rely on multifamily housing, bolstering renewal prospects and pricing power. Neighborhood-level occupancy sits around mid-range nationally, which leaves room for asset-level value creation through focused renovations, marketing, and resident retention initiatives. With a 1989 construction year—newer than the local average vintage—the asset should compare favorably to older stock, though investors should still plan for selective system updates or common-area refreshes to compete for quality tenants.
Neighborhood safety compares favorably in a national context. Crime indicators are in the upper quartile nationwide (high national percentiles for overall and violent offense safety), signaling comparatively safer conditions versus many U.S. neighborhoods. Within the Los Angeles-Long Beach-Glendale metro, the area’s crime standing is competitive, and year-over-year estimates indicate notable improvements in both property and violent offense rates—an encouraging trend for long-term leasing stability.
As always, safety can vary by block and over time. Investors should corroborate these metro- and nation-relative patterns with on-the-ground diligence, but directional improvements and strong national percentiles are constructive for resident retention and asset performance.
Proximity to entertainment, media, and corporate services employers supports commuter convenience and broad renter demand. The nearby base includes Charter Communications, Disney, Radio Disney, Avery Dennison, and Live Nation Entertainment—diverse anchors that can help sustain leasing and renewal activity.
- Charter Communications — telecommunications (4.4 miles)
- Disney — entertainment studios (7.0 miles) — HQ
- Radio Disney — media (7.41 miles)
- Avery Dennison — materials & packaging (7.69 miles) — HQ
- Live Nation Entertainment — live entertainment (10.94 miles)
10402 N Scoville Ave offers a pragmatic multifamily thesis in a predominantly owner-occupied pocket of Los Angeles County where elevated home values reinforce reliance on rentals. The 3-mile catchment shows population growth and a forecasted increase in households, expanding the renter pool and supporting occupancy durability. According to CRE market data from WDSuite, neighborhood-level occupancy trends are mid-range nationally, suggesting potential upside from targeted renovations and disciplined leasing.
Built in 1989, the property is newer than the local average vintage, positioning it competitively versus older housing stock while still allowing for value-add through modernization of interiors and common areas. Amenity access skews toward cafes and restaurants, with fewer groceries and pharmacies inside the neighborhood boundary—factors that argue for resident experience enhancements and convenient services to drive retention.
- Owner-leaning submarket with elevated home values that sustains multifamily demand and supports renewal prospects
- 3-mile radius shows population and household growth, pointing to a deeper tenant base and leasing stability
- 1989 vintage offers competitive positioning versus older stock with clear value-add opportunities
- Dining and café density enhances livability; limited in-neighborhood groceries/pharmacies warrant convenience-focused resident services
- Execution risk: neighborhood occupancy is mid-range nationally, requiring strong operations to capture upside