| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 73rd | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12203 Magnolia Blvd, Valley Village, CA, 91607, US |
| Region / Metro | Valley Village |
| Year of Construction | 1977 |
| Units | 26 |
| Transaction Date | 2010-07-07 |
| Transaction Price | $3,944,500 |
| Buyer | MJJ Properties LLC |
| Seller | MCBEC LLC |
12203 Magnolia Blvd Valley Village Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and elevated occupancy, according to WDSuite’s CRE market data for the surrounding area. Metrics cited here reflect the neighborhood, not the property, and indicate stable leasing conditions supported by a deep renter base.
The Valley Village location offers strong daily-life convenience with a concentration of groceries, restaurants, and cafes that ranks in the top quartile among 1,441 Los Angeles metro neighborhoods. Nationally, the neighborhood sits in the 98th percentile for grocery access and mid-90s percentiles for restaurants and cafes, supporting renter satisfaction and lease retention through amenity-rich living.
Multifamily performance indicators are favorable. The neighborhood’s occupancy is above national averages (80th percentile nationally), and average NOI per unit ranks in the 94th percentile nationwide, signaling competitive income characteristics compared with similar urban submarkets. The neighborhood itself rates highly (A grade; rank 111 of 1,441), making it competitive among Los Angeles neighborhoods for investors prioritizing demand stability and consistent leasing.
Ownership costs are elevated relative to incomes (99th percentile value-to-income ratio and 98th percentile home values nationally), which tends to reinforce reliance on rental housing and sustains the tenant base. At the same time, the local rent-to-income ratio tracks lower versus many U.S. neighborhoods (11th percentile nationally), a combination that can support pricing power with manageable retention risk.
Within a 3-mile radius, demographic data indicate a modest population dip in recent years but projections through 2028 show renewed population growth and a meaningful increase in households alongside smaller average household sizes. For multifamily, that points to a larger renter pool and continued absorption potential. Renter-occupied housing represents a substantial share of units in the neighborhood, reinforcing depth of demand for professionally managed apartments.
Considerations: public parks are limited locally, which may require emphasizing private amenities. School ratings sit near the national middle, suggesting education quality is serviceable but not a primary differentiator versus top-performing districts.
Safety metrics benchmark favorably in a national context, with the neighborhood positioned around the upper quartile nationwide for overall crime safety (78th percentile). Compared with the broader Los Angeles metro (1,441 neighborhoods), this area is competitive, and recent data show notable year-over-year declines in both property and violent offense rates, indicating improving trends rather than a deterioration.
As with any urban core location, conditions can vary by block and time of day; investors should review recent, property-specific reports to complement these neighborhood-level indicators.
Proximity to media, entertainment, and telecom employers supports a steady renter pipeline seeking commute convenience. The tenants most relevant here include Radio Disney, Charter Communications, Disney, Live Nation Entertainment, and Activision Blizzard Studios.
- Radio Disney — corporate offices (3.4 miles)
- Charter Communications — telecom & media (3.9 miles)
- Disney — entertainment studios (4.3 miles) — HQ
- Live Nation Entertainment — entertainment & venues (6.3 miles) — HQ
- Activision Blizzard Studios — gaming & media (6.7 miles)
This 26‑unit Valley Village asset benefits from amenity-rich urban positioning, high renter concentration, and occupancy that tracks above national norms, supporting consistent cash flow potential. Elevated ownership costs in the surrounding area help sustain reliance on rental housing, while lower rent-to-income ratios versus many U.S. neighborhoods point to manageable affordability pressure that can aid retention. According to CRE market data from WDSuite, neighborhood income performance (NOI per unit) compares favorably at a national level, reinforcing the case for long-term leasing stability.
Forward-looking demographics within a 3-mile radius indicate population growth resuming and households increasing as average household sizes trend smaller, expanding the tenant base for professionally managed apartments. The immediate trade area’s employer mix in entertainment and telecom further underpins leasing demand from professionals seeking proximity and convenience.
- Occupancy and NOI metrics outperform national benchmarks, supporting income durability
- High-cost ownership market sustains renter reliance and depth of tenant demand
- 3-mile radius shows rising households and a larger renter pool over the next five years
- Proximity to major entertainment and telecom employers underpins leasing velocity
- Risks: limited park access and cyclical exposure to media/entertainment employment trends