| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 90th | Best |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10231 Riverside Dr, Toluca Lake, CA, 91602, US |
| Region / Metro | Toluca Lake |
| Year of Construction | 1987 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10231 Riverside Dr Toluca Lake Multifamily Property
This 21-unit property built in 1987 benefits from neighborhood-level occupancy at 92.7% and strong renter demographics, with 50% of residents holding bachelor's degrees according to CRE market data from WDSuite.
This Toluca Lake neighborhood ranks in the top 18% nationally for demographics and achieves an A- rating among 1,441 metro neighborhoods. The area maintains 92.7% neighborhood-level occupancy with median contract rents of $1,987, supported by a highly educated renter base where 50% of residents within a 3-mile radius hold bachelor's degrees.
Built in 1987, this property aligns with the neighborhood's average construction year of 1981, indicating consistent building stock that may present value-add renovation opportunities for investors focused on modernization and unit upgrades. The area shows 34.4% of housing units are renter-occupied, creating a substantial rental market alongside ownership options.
Demographic projections within the 3-mile radius show household growth of 37.9% over the next five years, with median household income forecasted to increase 37.4% to $137,009. This renter pool expansion supports long-term occupancy stability and potential for rent growth. The neighborhood's restaurant density ranks in the 99th percentile nationally with 52 restaurants per square mile, enhancing tenant appeal and retention.
High home values with a median of $1.6 million reinforce rental demand by keeping many households in the rental market rather than transitioning to ownership. The rent-to-income ratio of 0.21 suggests manageable affordability levels for tenants, supporting lease retention and renewal rates.
Property crime rates in this neighborhood rank 1,338th among 1,441 metro neighborhoods, indicating higher crime levels compared to other areas in the region. However, property crime has decreased 18.5% year-over-year, showing improving trends that may benefit long-term tenant retention.
Violent crime rates are more favorable, with the neighborhood performing above the metro median at 851st of 1,441 neighborhoods. Notably, violent crime has declined significantly by 64.6% over the past year, ranking in the 92nd percentile nationally for improvement, which supports a stabilizing security environment for residents.
The property benefits from proximity to major entertainment and media employers, providing workforce housing for a stable employment base concentrated in corporate offices.
- Radio Disney — media & entertainment (0.7 miles)
- Disney — entertainment & media (1.7 miles) — HQ
- Charter Communications — telecommunications (3.3 miles)
- Live Nation Entertainment — entertainment services (3.6 miles)
- Avery Dennison — manufacturing & materials (5.6 miles) — HQ
This 21-unit property offers stable fundamentals in a demographically strong Toluca Lake neighborhood that ranks in the top quartile nationally for education levels and maintains 92.7% occupancy. Built in 1987, the property presents value-add potential through unit renovations and modernization, particularly given the neighborhood's high-income tenant base with median household income of $104,657.
Projected household growth of 37.9% over five years within the 3-mile radius supports expanding renter demand, while high home values of $1.6 million median reinforce rental market participation. The property benefits from proximity to major employers including Disney headquarters and strong neighborhood amenity density that supports tenant retention.
- Strong occupancy fundamentals with 92.7% neighborhood-level occupancy rate
- Highly educated renter base with 50% holding bachelor's degrees supports rent growth potential
- Value-add opportunity through renovation of 1987-vintage units in appreciating market
- Proximity to Disney headquarters and entertainment industry employers provides employment stability
- Risk consideration: Property crime levels above metro median require ongoing security management