| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 88th | Best |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11661 Kiowa Ave, Los Angeles, CA, 90049, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1989 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11661 Kiowa Ave Los Angeles Multifamily Investment
This 39-unit property sits in a top-quartile Los Angeles neighborhood where renter-occupied units comprise 71% of housing stock. Strong demographics and elevated home values support sustained rental demand, according to WDSuite's CRE market data.
This property is located in an A+-rated urban core neighborhood ranking 10th among 1,441 Los Angeles metro neighborhoods. The area demonstrates strong fundamentals with a 95th national percentile amenity ranking and exceptional access to dining, retail, and services. Demographics within a 3-mile radius show household incomes averaging $122,498 with 64% of housing units renter-occupied, supporting consistent tenant demand.
Built in 1989, the property aligns with the neighborhood's average construction year of 1981, positioning it competitively within the local housing stock without immediate capital expenditure pressures typical of older vintage assets. Neighborhood-level occupancy stands at 91%, though this reflects a slight decline from previous years. Median contract rents of $2,425 place the submarket in the 96th national percentile, indicating strong pricing power supported by the area's affluent tenant base.
The ownership landscape reinforces rental demand dynamics, with median home values reaching $1.05 million—placing the neighborhood in the 98th national percentile nationwide. These elevated ownership costs help sustain renter reliance on multifamily housing, though investors should monitor potential affordability pressures as rent-to-income ratios suggest some tenant sensitivity. Population growth within the 3-mile radius has been modest, with forecasts indicating a 4.8% increase through 2028, translating to gradual expansion of the renter pool.
The neighborhood ranks 785th of 1,441 Los Angeles metro neighborhoods for overall crime metrics, placing it near the metro median with a 52nd national percentile ranking. Property crime rates show improvement with a 54.8% year-over-year decline, while violent crime has decreased 35.9% over the same period, indicating positive safety trends that can support tenant retention and leasing velocity.
The submarket benefits from proximity to major corporate headquarters and offices, providing workforce housing opportunities for professionals across energy, technology, and entertainment sectors.
- Occidental Petroleum — energy (1.2 miles) — HQ
- Activision Blizzard — gaming & technology (2.3 miles) — HQ
- AECOM — engineering & construction services (2.7 miles) — HQ
- Abbott Laboratories — healthcare & pharmaceuticals (3.7 miles) — HQ
- Live Nation Entertainment — entertainment & events (4.0 miles) — HQ
This 39-unit asset offers exposure to one of Los Angeles' most desirable residential submarkets, where strong demographics and limited ownership affordability support rental demand stability. The neighborhood's top-decile ranking among metro areas, combined with 71% renter occupancy rates, creates a favorable operating environment for multifamily assets.
Built in 1989, the property represents mid-cycle vintage that aligns with neighborhood norms while avoiding the capital intensity associated with older stock. Proximity to major corporate headquarters including Occidental Petroleum and Activision Blizzard provides access to high-income professional tenants, while median rents in the 96th national percentile demonstrate strong pricing power in this premium submarket.
- Top-quartile neighborhood ranking with 95th percentile amenity access supporting tenant retention
- Strong rental demand fundamentals with 71% renter occupancy and $1.05M median home values
- Proximity to major corporate employers providing workforce housing opportunities
- 1989 construction year avoids near-term capital expenditure pressures of older vintage assets
- Risk consideration: Rent-to-income ratios suggest potential affordability pressure requiring active lease management