| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 47th | Fair |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 134 N Mariposa Ave, Los Angeles, CA, 90004, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1986 |
| Units | 44 |
| Transaction Date | 2021-06-03 |
| Transaction Price | $12,240,000 |
| Buyer | RHET 134 MARIPOSA LLC |
| Seller | MONARCH APARTMENTS OWNER LLC |
134 N Mariposa Ave Los Angeles Multifamily Investment
This 44-unit property operates in a high-density rental market with 84.7% renter occupancy neighborhood-wide and strong amenity access. According to CRE market data from WDSuite, the area ranks in the top quartile nationally for rental concentration, supporting stable tenant demand.
The property sits in an urban core neighborhood with an A- rating, ranking 370th among 1,441 Los Angeles metro neighborhoods. Demographic data within a 3-mile radius shows 86.6% of housing units are renter-occupied, creating substantial depth in the tenant pool. The neighborhood's 99th national percentile ranking for rental share underscores strong structural demand for multifamily housing.
Built in 1986, this property aligns with the neighborhood's average construction year of 1955, positioning it as relatively newer stock that may require less immediate capital expenditure than older area buildings. Median contract rent of $1,546 has grown 37.6% over five years, while neighborhood occupancy remains stable at 92.4%. The area's net operating income per unit averages $7,345, ranking in the 61st national percentile.
Home values averaging $989,432 rank in the 97th national percentile, with a median value-to-income ratio of 11.59. These elevated ownership costs sustain rental demand by limiting accessibility to homeownership. However, the rent-to-income ratio of 0.34 suggests affordability pressure that requires careful lease management. Projected household growth of 29.8% through 2028 and rising median incomes support expanding renter demand, though population is expected to decline slightly.
Amenity density ranks exceptionally high, with grocery stores (99th percentile), restaurants (99th percentile), and cafes (98th percentile) providing strong tenant appeal. The neighborhood lacks parks entirely, ranking last among metro areas for green space access. School ratings average 3.0 out of 5, placing the area in the 61st national percentile for educational quality.
Property crime rates of 217.8 incidents per 100,000 residents rank 504th among 1,441 metro neighborhoods, placing the area above the median for safety. More notably, property crime has declined 81.3% year-over-year, ranking in the 98th national percentile for improvement trends. Violent crime rates remain moderate at 32.9 incidents per 100,000 residents, with a dramatic 93.7% annual decline that ranks in the 99th percentile nationally for improvement.
Overall crime rankings place the neighborhood at the 75th national percentile, indicating above-average safety compared to urban areas nationwide. The significant year-over-year crime reductions suggest improving conditions that could support tenant retention and property values, though investors should monitor whether these trends sustain over longer periods.
The property benefits from proximity to major corporate offices and headquarters within the greater Los Angeles market, supporting workforce housing demand from professional tenants.
- CBRE Group — commercial real estate services (3.0 miles) — HQ
- Microsoft — technology offices (3.1 miles)
- Reliance Steel & Aluminum — industrial materials (3.1 miles) — HQ
- Live Nation Entertainment — entertainment services (3.2 miles)
- Activision Blizzard Studios — gaming and media (5.8 miles)
This 44-unit property operates in a structurally strong rental market with 84.7% neighborhood renter occupancy and elevated home values that sustain multifamily demand. The 1986 construction year positions the asset as relatively newer compared to the neighborhood average, potentially reducing near-term capital expenditure needs. Projected household growth of 29.8% through 2028 supports expanding tenant demand, while median income growth of 44.1% indicates improving tenant quality. However, rent-to-income ratios of 0.34 create affordability pressure requiring active lease management.
According to multifamily property research from WDSuite, the neighborhood's A- rating and top-quartile national ranking for rental concentration provide competitive advantages. Strong amenity density including top-percentile grocery and restaurant access supports tenant retention, though the complete absence of parks represents a lifestyle limitation. Significant crime reductions of over 80% year-over-year improve the investment environment, while proximity to major employers like CBRE Group and Microsoft within 3 miles supports professional workforce housing demand.
- High rental concentration (84.7%) creates deep tenant pool and stable demand
- Elevated home values ($989K median) limit ownership competition and sustain rental reliance
- Projected 29.8% household growth through 2028 supports absorption and occupancy stability
- Exceptional amenity access (top percentile grocery, dining) enhances tenant appeal and retention
- Rent-to-income ratio of 0.34 requires careful affordability management and lease strategies