| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 65th | Good |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12046 Emelita St, Valley Village, CA, 91607, US |
| Region / Metro | Valley Village |
| Year of Construction | 1984 |
| Units | 24 |
| Transaction Date | 1995-12-28 |
| Transaction Price | $864,000 |
| Buyer | UNIVERSE HOLDINGS DEVELOPMENT CO LLC |
| Seller | COAST FEDERAL BANK FSB |
12046 Emelita St, Valley Village Multifamily Opportunity
Neighborhood fundamentals point to steady renter demand and resilient occupancy, according to WDSuite s CRE market data, with high-cost ownership in Valley Village reinforcing reliance on multifamily housing. This asset s 1984 vintage and mid-size unit mix position it for competitive leasing with thoughtful updates.
Valley Village scores competitively within the Los Angeles-Long Beach-Glendale metro, ranking 331 of 1,441 neighborhoods. That places it competitive among Los Angeles-Long Beach-Glendale neighborhoods and above the metro median on overall fundamentals, based on WDSuite s CRE market data.
The area supports renter demand with a renter-occupied share around two-thirds (64.1%), indicating a deep tenant base for multifamily owners. Neighborhood occupancy is in the mid-90s, supporting lease stability relative to many urban Los Angeles submarkets. Median contract rents sit in the upper tier for the region while the rent-to-income ratio reads relatively moderate, a mix that can support retention with disciplined rent management.
Local amenity access leans urban: strong density of restaurants and everyday services like pharmacies and grocery stores provides convenience, though park and cafe densities are lighter within the immediate neighborhood. School ratings average below national norms, which may tilt demand toward singles and smaller households rather than family-focused renters.
Home values in the neighborhood are elevated by national standards, reinforcing sustained reliance on rentals and supporting pricing power when units are well positioned. Within a 3-mile radius, households have trended stable to modestly higher and are projected to increase over the next five years, with smaller average household sizes. That shift can favor buildings with efficient floorplans his property s average unit size of 774 square feet fits that profile.
Vintage context: the property s 1984 construction is newer than the local housing stock average (1972). Investors can expect relative competitiveness versus older inventory, while planning for selective modernization and systems updates to capture value-add upside and support long-run operating reliability.
Safety indicators for the neighborhood are comparatively favorable within the metro and solid by national standards. The area ranks 248 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods on overall crime, placing it competitive among Los Angeles-Long Beach-Glendale neighborhoods, and sits in the 80th percentile nationally for safety, per WDSuite s CRE market data.
Recent trends point to notable year-over-year declines in both violent and property offenses, suggesting improving conditions. While safety can vary block to block and over time, the broader trajectory supports renter confidence and leasing durability relative to many urban Los Angeles submarkets.
Proximity to major media and entertainment employers underpins a large professional renter base and supports retention for workforce-friendly units. Nearby anchors include Charter Communications, Radio Disney, Disney, Live Nation Entertainment, and Activision Blizzard Studios.
- Charter Communications telecommunications (3.35 miles)
- Radio Disney media (3.50 miles)
- Disney media & entertainment (4.28 miles) HQ
- Live Nation Entertainment entertainment (5.97 miles)
- Activision Blizzard Studios gaming & media (7.50 miles)
This 24-unit, 1984-vintage asset aligns with a neighborhood that is competitive among Los Angeles-Long Beach-Glendale submarkets and maintains mid-90s occupancy, according to CRE market data from WDSuite. A strong renter-occupied share around two-thirds and elevated local home values support a durable tenant base and pricing power when units are well maintained.
Unit efficiency (average ~774 sf) matches the 3-mile demand profile, where household sizes are trending smaller and households are projected to increase, expanding the renter pool. Being newer than the area s average vintage provides a relative advantage over older stock, while still leaving room for targeted renovations and system upgrades to capture value-add upside. Key risks include below-average school ratings and lighter park/cafe density, which may skew demand toward professionals rather than families.
- Occupancy and renter depth support leasing stability in a competitive Los Angeles submarket.
- High-cost ownership market reinforces multifamily demand and pricing power when positioned well.
- 1984 vintage offers relative competitiveness vs. older stock with clear value-add/modernization pathways.
- 3-mile trends toward smaller households align with ~774 sf average unit size.
- Risks: lower school ratings and lighter park/cafe density may narrow the renter profile; plan marketing and amenities accordingly.