| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 90th | Best |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10255 Riverside Dr, Toluca Lake, CA, 91602, US |
| Region / Metro | Toluca Lake |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 1995-08-24 |
| Transaction Price | $1,400,000 |
| Buyer | DAVIS KATHLEEN F |
| Seller | GLENDALE FEDERAL BANK FSB |
10255 Riverside Dr Toluca Lake Multifamily Investment
Neighborhood fundamentals point to steady renter demand, with low-90s occupancy and strong amenity access supporting leasing durability, according to WDSuite’s CRE market data.
Toluca Lake sits within the Los Angeles-Long Beach-Glendale metro and is competitive among 1,441 metro neighborhoods (ranked 259), reflecting balanced livability and income profiles that help sustain multifamily demand. Restaurant and cafe density ranks among the metro’s stronger clusters and tests in the upper percentiles nationally, a pattern that typically supports leasing and retention for smaller properties like a 20-unit asset.
The property’s 1985 vintage is modestly newer than the neighborhood’s average construction year (1981). That positioning can be competitive versus older stock while still warranting capital planning for aging systems or targeted renovations to capture value-add upside.
Renter-occupied share within the neighborhood is roughly one-third, indicating a mixed-tenure area that can temper turnover while still providing a meaningful tenant base. Within a 3-mile radius, renters comprise a clear majority of housing units, and households and incomes are projected to rise through 2028, expanding the local renter pool and supporting occupancy stability.
Ownership costs in the immediate area are elevated versus national norms, which tends to reinforce reliance on multifamily housing and can aid lease retention and pricing power. At the same time, neighborhood rent-to-income sits around one-fifth, suggesting manageable affordability pressure that supports renewals when paired with prudent lease management.
Safety indicators for the neighborhood sit around the metro midpoint among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, and roughly at the national midpoint overall. Recent trend data shows a notable year-over-year decline in violent incidents, an encouraging directional signal for investors monitoring operating risk.
Property crime remains elevated relative to national norms and should be considered in budgeting for security, lighting, and access controls. As always, safety conditions vary by block and over time; investors typically underwrite to submarket trends and on-site measures rather than any single-year reading.
Proximity to major entertainment and corporate employers supports a sizable professional tenant base and commute convenience, which can aid leasing velocity and retention. Nearby anchors include Radio Disney, Disney, Charter Communications, Live Nation Entertainment, and Avery Dennison.
- Radio Disney — entertainment/media offices (0.73 miles)
- Disney — entertainment HQ & studios (1.71 miles) — HQ
- Charter Communications — telecom & media (3.30 miles)
- Live Nation Entertainment — live events & media (3.58 miles)
- Avery Dennison — packaging & materials (5.62 miles) — HQ
This 20-unit, 1985-vintage asset in Toluca Lake benefits from a deep renter ecosystem, high ownership costs that sustain multifamily demand, and amenity-rich surroundings that support retention. Neighborhood occupancy trends are in the low-90s and broadly in line with national norms, while household and income growth within a 3-mile radius indicate a larger tenant base over the next five years. Based on CRE market data from WDSuite, local restaurants and cafes score in the upper national percentiles, aligning with renter preferences and day-to-day convenience.
The vintage presents optionality: relatively newer than the area average, with scope for targeted renovations or system upgrades to drive rent and NOI. Investors should also account for exposure to property crime in operating plans and for the area’s concentration in discretionary industries, calibrating underwriting to on-site security and employer trends.
- Amenity-rich location with strong food-and-beverage density supporting leasing and retention
- Mixed-tenure neighborhood with majority-renter 3-mile area, expanding the prospective tenant base
- 1985 vintage offers value-add potential via targeted renovations and system modernization
- High-cost ownership market reinforces reliance on rentals and can aid pricing power
- Risks: elevated property crime and exposure to discretionary-employment cycles; budget for security and prudent leasing assumptions