| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 90th | Best |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10355 Riverside Dr, Toluca Lake, CA, 91602, US |
| Region / Metro | Toluca Lake |
| Year of Construction | 2006 |
| Units | 27 |
| Transaction Date | 2004-02-21 |
| Transaction Price | $1,950,000 |
| Buyer | MALIK F SAMUWEL |
| Seller | HALEKAKIS STEVE M |
10355 Riverside Dr Toluca Lake Multifamily Investment
Built in 2006, this 27-unit asset competes well against older neighborhood stock while serving a deep renter base; neighborhood occupancy is in the mid-to-upper national range according to WDSuite’s CRE market data.
Toluca Lake offers strong renter demand drivers for multifamily. The neighborhood’s restaurant density sits in the top tier nationally and cafés are similarly plentiful, supporting walkable lifestyle amenities that help with leasing and retention. Grocery access is also solid relative to national norms, though parks and pharmacies are limited within the immediate neighborhood footprint.
The property’s 2006 vintage is newer than the neighborhood’s average construction year (1981), which can translate into fewer near-term capital items and a more competitive offering versus older comparables. That said, mid-life systems planning remains prudent for ongoing reliability and NOI protection.
At the neighborhood level, occupancy is around the national midpoint-to-upper range, and median contract rents trend higher than most U.S. neighborhoods. Within a 3-mile radius, approximately 63% of housing units are renter-occupied, indicating a sizable tenant pool that supports demand stability for professionally managed multifamily.
Home values in the area are elevated compared with national benchmarks, which typically reinforces reliance on rental housing and can support pricing power and lease retention. Rent-to-income at the neighborhood level is moderate, suggesting room for disciplined revenue management without overextending affordability.
Safety conditions in the immediate area are mixed when viewed against broader benchmarks. Overall crime levels track close to the national midpoint, per WDSuite. Violent incident rates are below the national midpoint, while reported property offenses sit in a lower national percentile, indicating comparatively more property crime than many U.S. neighborhoods.
Recent trend data shows year-over-year declines in both violent and property offense estimates, pointing to incremental improvement. Investors may wish to incorporate standard security measures (lighting, access controls, resident communication) and monitor submarket trends alongside Los Angeles-Long Beach-Glendale metro comparables for ongoing risk management.
Proximity to major media and corporate offices underpins a stable renter base with commute-friendly access. Notable nearby employers include Radio Disney, Disney, Charter Communications, Live Nation Entertainment, and Avery Dennison.
- Radio Disney — corporate offices (0.9 miles)
- Disney — corporate offices (1.9 miles) — HQ
- Charter Communications — corporate offices (3.3 miles)
- Live Nation Entertainment — corporate offices (3.6 miles)
- Avery Dennison — corporate offices (5.8 miles) — HQ
This 27-unit asset, constructed in 2006, aligns with long-term fundamentals supported by high neighborhood rent positioning and a sizable renter base. The vintage offers competitive positioning relative to older stock common in the area, while mid-life capital planning can protect operating stability. Within a 3-mile radius, households are projected to increase through 2028, supporting renter pool expansion and helping sustain occupancy.
Amenity density is a differentiator, with restaurants and cafés well above national norms, aiding demand and lease retention. Elevated for-sale home values in the neighborhood context tend to reinforce reliance on multifamily, and, according to CRE market data from WDSuite, neighborhood occupancy sits near the national mid-to-upper range, consistent with steady leasing conditions.
- Newer 2006 construction relative to local average supports competitive positioning with manageable mid-life CapEx planning.
- Large renter base within 3 miles and household growth outlook bolster tenant demand and occupancy stability.
- High neighborhood amenity density (dining, cafés, grocery) supports leasing velocity and retention.
- Elevated for-sale values in the area tend to sustain reliance on rental housing and pricing power.
- Risks: comparatively higher property-crime exposure than many U.S. neighborhoods; limited parks/pharmacies in the immediate area warrant standard on-site security and resident engagement.