| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 64th | Good |
| Amenities | 41st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10441 McVine Ave, Sunland, CA, 91040, US |
| Region / Metro | Sunland |
| Year of Construction | 1991 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10441 McVine Ave Sunland 24-Unit Multifamily Investment
Positioned in a high-cost ownership pocket of Los Angeles County, the asset benefits from steady renter demand and a growing nearby household base, according to WDSuite’s CRE market data. Newer construction for the area supports competitive positioning and operational durability.
Sunland is an inner-suburban location where elevated home values (neighborhood median home value ranks in the 94th national percentile) and a value-to-income ratio in the 95th percentile signal a high-cost ownership market. For multifamily investors, that typically sustains renter reliance on apartments and can aid lease retention and pricing discipline.
The subject property’s 1991 vintage is newer than the neighborhood’s average 1972 construction year, offering relative competitiveness versus older stock. Investors should still plan for selective system updates and modernization to support rent growth and reduce long-term capex risk.
Neighborhood renter-occupied share measures 25.7%, indicating a more owner-leaning area and a smaller immediate renter pool; however, demographics aggregated within a 3-mile radius show population growth in recent years with a projected increase through 2028 and a meaningful rise in the number of households. This points to a gradually expanding tenant base that can support occupancy stability over a multiyear hold.
Local daily-needs access is mixed: cafes and restaurants test well (national percentiles of 87 and 78, respectively), while parks, pharmacies, and grocery options are limited within the immediate blocks. This dynamic favors drive-to corridors but remains competitive among Los Angeles-Long Beach-Glendale neighborhoods given the broader regional amenity set. Average school ratings land near the national mid-to-upper tier, which can support family-oriented demand.
Operationally, neighborhood NOI per unit ranks in the top decile nationally, underscoring solid income potential relative to peers. Reported neighborhood occupancy trails national midpoints, so underwriting should emphasize active leasing and renewal management; that said, a rent-to-income ratio near mid-range (44th national percentile) suggests manageable affordability pressure that can support retention.
Safety indicators compare favorably at the national level: overall crime metrics place the neighborhood in the top quartile nationwide, with both violent and property offense measures testing above national medians for safety. Recent year-over-year trends show notable declines in estimated offense rates, which, if sustained, can bolster renter sentiment and leasing stability.
Within the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, these results indicate performance that is competitive among peer areas rather than an outlier. As always, investors should validate block-level conditions during site visits and monitor trends for consistency over time.
Proximity to major corporate employment nodes supports commuter convenience and a diversified renter base, notably in media, communications, and professional services represented below.
- Charter Communications — telecommunications (4.5 miles)
- Disney — entertainment & media (7.1 miles) — HQ
- Radio Disney — entertainment & media (7.5 miles)
- Avery Dennison — materials & manufacturing (7.7 miles) — HQ
- Live Nation Entertainment — entertainment & events (11.0 miles)
This 24-unit, 1991-built asset offers a relative age advantage versus the neighborhood’s older housing stock, supporting competitive positioning with targeted modernization. Based on commercial real estate analysis from WDSuite, the surrounding area features elevated ownership costs and solid income profiles, which tend to reinforce reliance on rental housing and support renewal-driven revenue. Within a 3-mile radius, population and household counts are projected to rise, pointing to a larger tenant base and healthier leasing pipelines over the medium term.
Neighborhood NOI per unit ranks among the stronger cohorts nationally, while a mid-range rent-to-income positioning suggests manageable affordability pressure for tenants. Investors should underwrite active leasing because neighborhood occupancy rates trail national midpoints, and consider capital planning to keep finishes and building systems competitive for the submarket.
- Newer vintage (1991) versus area average supports competitive positioning with targeted updates
- High-cost ownership context reinforces multifamily demand and renewal stability
- 3-mile radius shows growing population and households, expanding the renter pool over time
- Strong neighborhood NOI per unit compared nationally supports income potential
- Risk: neighborhood occupancy trails national midpoints—active leasing and retention focus recommended