| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 62nd | Good |
| Amenities | 89th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10957 W Rochester Ave, Los Angeles, CA, 90024, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1987 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10957 W Rochester Ave Los Angeles Multifamily Investment
This 60-unit property sits in a top-tier Los Angeles neighborhood where renter-occupied units represent 59% of housing tenure and median rents exceed $2,500—well above national benchmarks. Neighborhood-level occupancy and sustained rental demand reflect the structural dynamics of a high-cost ownership market, according to CRE market data from WDSuite.
Located in the Los Angeles-Long Beach-Glendale metro, this neighborhood ranks in the top 10% nationally for amenity density (90th percentile) and housing fundamentals (79th percentile among metro neighborhoods). With a median home value of $1.45 million—99th percentile nationwide—elevated ownership costs sustain rental demand and reinforce reliance on multifamily housing. The neighborhood's A rating reflects its urban core character, strong renter concentration (59.3% of housing units are renter-occupied), and median contract rent of $2,536, which has grown 25% over five years.
Demographic statistics, aggregated within a 3-mile radius, show a population of approximately 202,000 with a household income median of $122,174—up 30% over five years. Forecast data through 2028 projects a 39% increase in total households and a 9% rise in population, supporting expansion of the renter pool and stabilizing multifamily absorption. The income profile skews toward higher earners, with 27% of households earning above $200,000, yet 15% remain below $25,000, indicating a broad tenant base with varied affordability levels.
The property was built in 1987, older than the neighborhood average construction year of 1976 (44th percentile nationally). This vintage suggests opportunities for value-add repositioning or capital improvement programs that can capture upside through unit upgrades and operational efficiencies. Investors should plan for deferred maintenance and modernization expenditures as part of their underwriting.
Neighborhood-level occupancy stands at 81%, ranking in the 20th percentile metro-wide—a signal that absorption has softened relative to the broader region. However, the high renter-occupied share and strong amenity access (98th percentile for cafes and restaurants, 96th percentile for grocery stores) continue to support tenant retention. Average NOI per unit in the neighborhood is $18,388, placing it in the 97th percentile nationally, reflecting the premium cash flow environment despite recent occupancy headwinds.
Safety metrics for this neighborhood show a mixed profile. The overall crime rank places it at 636 among 1,441 metro neighborhoods (60th percentile nationally), indicating moderate safety relative to peer markets. Violent offense rates stand at approximately 71 incidents per 100,000 residents, ranking 888th metro-wide (37th percentile nationally), while property offense rates are estimated at 1,002 per 100,000 (23rd percentile nationally).
Importantly, both violent and property crime rates have declined sharply year-over-year—violent offenses down 75% (95th percentile for improvement) and property offenses down 46% (86th percentile). These positive trends suggest improving conditions and may support tenant perception and retention over time. Investors should monitor crime data alongside property management practices and engage local law enforcement partnerships as part of asset-level risk management.
The property benefits from proximity to a diverse base of corporate headquarters and offices that anchor the regional workforce. Major employers within commuting distance include Occidental Petroleum, AECOM, and Activision Blizzard, supporting demand for workforce housing and lease stability.
- Occidental Petroleum — energy sector headquarters (0.2 miles) — HQ
- AECOM — engineering and infrastructure services headquarters (1.6 miles) — HQ
- Activision Blizzard — interactive entertainment and gaming headquarters (2.5 miles) — HQ
- Live Nation Entertainment — live events and entertainment headquarters (2.9 miles) — HQ
This 60-unit asset built in 1987 offers a value-add entry into a high-barrier Los Angeles neighborhood where median home values exceed $1.45 million and sustain deep rental demand. Renter-occupied units represent 59% of neighborhood housing tenure, and the 3-mile demographic base includes over 88,000 households with a median income of $122,174, projected to grow 39% by 2028. Commercial real estate analysis from WDSuite confirms the neighborhood ranks in the top 10% nationally for amenities and the 97th percentile for NOI per unit, underscoring the premium cash flow environment despite near-term occupancy softness at 81%.
The property's 1987 vintage—older than the neighborhood average—presents capital improvement upside through unit renovations, system upgrades, and operational repositioning. Forecast rent growth of 28% through 2028 and expanding household formation support lease pricing power, while proximity to major employers including Occidental Petroleum (0.2 miles) and AECOM (1.6 miles) reinforces tenant demand. Investors should weigh renovation budgets, near-term lease-up strategies, and occupancy recovery timelines against the neighborhood's long-term structural advantages.
- A-rated urban core neighborhood with top-decile national amenity density and NOI per unit
- Elevated home values ($1.45M median) sustain rental demand and limit ownership competition
- 39% projected household growth and 28% forecast rent appreciation through 2028
- Value-add opportunity via 1987 vintage and capital improvement programs
- Risk: Neighborhood occupancy at 81% (20th percentile metro-wide) requires active lease-up and retention strategy