| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Poor |
| Demographics | 25th | Poor |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12010 S Vermont Ave, Los Angeles, CA, 90044, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1992 |
| Units | 46 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12010 S Vermont Ave Los Angeles Multifamily Opportunity
Neighboring metrics indicate a deep renter base and a high-cost ownership market that can support durable demand, according to WDSuite s CRE market data. The area s renter concentration and grocery/restaurant access point to steady leasing fundamentals at the neighborhood level.
This Urban Core location serves renters first: neighborhood-level data show a high share of renter-occupied housing (renter concentration ranks in the top tier among 1,441 Los Angeles metro neighborhoods), which supports a larger tenant base and ongoing leasing velocity. Median contract rents in the neighborhood sit above national midpoints while remaining below many Los Angeles submarkets, helping sustain occupancy without over-reliance on premium pricing.
Local convenience is mixed but functional for workforce renters. Grocery and restaurant density track in the low 90s by national percentile, suggesting everyday essentials and dining are close at hand, while cafes, parks, and pharmacies are comparatively sparse. Childcare density is a relative strength, which can aid retention for family households.
The submarket skew toward ownership as a high-cost market (neighborhood home values trend in the mid-90s nationally and the value-to-income ratio is among the highest nationwide) reinforces reliance on multifamily options. For investors, this typically supports demand depth and pricing power, while the neighborhood s rent-to-income ratio indicates some affordability pressure that warrants thoughtful lease management.
Occupancy at the neighborhood level is near national midpoints, with NOI per unit performance measuring in the top quartile nationally a sign that properties here can capture solid income relative to costs when well-operated (based on CRE market data from WDSuite). The property s 1992 vintage is newer than the area s 1950s-era average stock, offering relative competitiveness versus older buildings while still presenting selective modernization opportunities to enhance rentability.
Demographic trends within a 3-mile radius show modest population change recently and a projected increase in household counts alongside smaller average household sizes. For multifamily, more households with fewer people per unit generally expands the renter pool and can support occupancy stability even if population growth is muted.
Neighborhood safety indicators are competitive among Los Angeles-Long Beach-Glendale neighborhoods, with overall crime levels comparing favorably to many areas in the metro and landing around the top quartile nationally. Year-over-year estimates point to notable declines in both property and violent offenses, signaling an improving trend at the neighborhood level. As always, conditions can vary block to block, so investors should pair this directional view with property-specific diligence.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience, including Mattel, Southwest Airlines, Symantec, Airgas, and Air Products & Chemicals.
- Mattel consumer products (5.8 miles) HQ
- Southwest Airlines Counter airlines/operations (6.5 miles)
- Symantec cybersecurity offices (7.2 miles)
- Airgas industrial gases (7.6 miles)
- Air Products & Chemicals industrial gases & chemicals (8.3 miles)
12010 S Vermont Ave benefits from a renter-driven neighborhood, a high-cost ownership backdrop that reinforces reliance on apartments, and daily-needs access via strong grocery and restaurant density. The property s 1992 construction is newer than the area s typical 1950s stock, positioning it competitively versus older assets while allowing for targeted renovations to elevate finishes and systems as part of a value-add plan. According to multifamily property research from WDSuite, neighborhood NOI per unit trends in the top quartile nationally and occupancy is around national midpoints, suggesting steady cash flow potential with professional operations.
Forward-looking demographics within a 3-mile radius indicate smaller household sizes and a projected increase in household counts, which can expand the tenant base even if population growth moderates. Investors should also plan for measured affordability management given the neighborhood s rent-to-income profile and monitor local amenity gaps (parks, pharmacies) that could influence resident preferences over time.
- Renter concentration supports a deep tenant base and leasing stability.
- 1992 vintage offers competitive positioning versus older neighborhood stock with selective value-add upside.
- Strong grocery/restaurant density underpins day-to-day livability near the asset.
- Neighborhood NOI per unit ranks in the national top quartile, indicating solid income potential with effective management.
- Risks: mid-range occupancy, some affordability pressure, and limited parks/pharmacies warrant careful lease and capex planning.