| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 76th | Best |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3609 S Vinton Ave, Los Angeles, CA, 90034, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1990 |
| Units | 20 |
| Transaction Date | 2001-08-17 |
| Transaction Price | $2,575,000 |
| Buyer | MARK-KAJAN PROPERTIES LLC |
| Seller | CWD-OTAS VINTON V ASSOCIATES |
3609 S Vinton Ave Los Angeles Multifamily Investment
The surrounding neighborhood shows a high share of renter-occupied housing, supporting a deep tenant base and steady leasing potential, according to WDSuite’s CRE market data.
Located in Los Angeles’s Urban Core, the neighborhood posts an A+ rating and ranks 47th out of 1,441 metro neighborhoods, placing it in the top quartile among Los Angeles submarkets for overall fundamentals. Amenity access is a clear strength, with grocery, restaurant, cafe, childcare, and pharmacy density scoring in the high national percentiles — a tailwind for renter appeal and day-to-day convenience.
For multifamily demand, two signals stand out. First, the renter-occupied share of housing units in the neighborhood is very high, indicating a large and durable tenant base. Second, median contract rents in the neighborhood sit in a higher national percentile while the rent-to-income ratio trends on the lower side nationally, which can support retention and reduce turnover risk relative to other coastal markets.
Vintage positioning is favorable for the subject asset: the property was built in 1990 while the neighborhood’s average construction year skews older (1972). Newer stock can compete well on finishes and systems against older buildings, though investors should still plan for targeted modernization of 1990s-era components to maintain competitiveness and support pricing power.
Within a 3-mile radius, demographics point to an affluent renter pool and ongoing household formation, with median incomes trending upward and households projected to grow by 2028. This combination, along with elevated home values in the neighborhood, supports continued reliance on multifamily options and underpins leasing demand. Average school ratings trail national norms, which may matter for family-oriented product but tends to be less critical for smaller-unit mixes common in urban Los Angeles.
Safety indicators compare favorably in a national context: the neighborhood’s overall crime profile sits in the top quartile nationally, and both property and violent offense estimates show notable year-over-year improvement. Trends should be monitored over time, but the directional decline supports neighborhood stability narratives without relying on block-level conclusions.
Proximity to major corporate offices supports workforce housing demand and commute convenience for residents, anchored by engineering, gaming, cybersecurity, entertainment, and energy employers noted below.
- AECOM — engineering (2.4 miles) — HQ
- Activision Blizzard — gaming (2.7 miles) — HQ
- Symantec — cybersecurity (2.8 miles)
- Activision Blizzard Studios — entertainment (2.9 miles)
- Occidental Petroleum — energy (3.2 miles) — HQ
This 20-unit, 1990-vintage asset benefits from a high renter concentration in the surrounding neighborhood, strong amenity access, and proximity to prominent employers, supporting tenant demand and leasing durability. Elevated home values relative to incomes indicate a high-cost ownership market, which reinforces reliance on rental housing and can sustain pricing power for well-maintained units. According to WDSuite’s commercial real estate analysis, neighborhood rents benchmark high nationally while rent-to-income levels appear comparatively manageable, a combination that supports cash flow stability if operations are executed effectively.
Relative to older neighborhood stock (average vintage 1972), the property’s newer construction offers competitive positioning, with potential to unlock additional value through selective modernization of 1990s-era systems and finishes. Neighborhood occupancy trends should be monitored, but the large renter base, rising household incomes within a 3-mile radius, and expanding household counts by 2028 collectively point to durable multifamily demand over a multi-year hold.
- High renter-occupied share and amenity-rich location support a deep, durable tenant base
- 1990 vintage competes well versus older local stock, with targeted value-add potential
- Elevated ownership costs reinforce multifamily demand and can sustain pricing power
- Nearby engineering, gaming, cybersecurity, and energy employers bolster leasing depth
- Risk: neighborhood occupancy trends lag top metro performers; requires active leasing and retention management