| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 85th | Best |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3710 Midvale Ave, Los Angeles, CA, 90034, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 2013-08-22 |
| Transaction Price | $5,300,000 |
| Buyer | Verma Family Trust |
| Seller | Jack Silverkleit Trust |
3710 Midvale Ave Los Angeles Multifamily Investment
Positioned in an Urban Core pocket of Los Angeles with a deep renter base, this 20-unit asset benefits from strong neighborhood amenities and a high-cost ownership market that supports sustained rental demand, according to CRE market data from WDSuite.
The surrounding neighborhood rates A+ and is competitive among Los Angeles-Long Beach-Glendale neighborhoods, supported by dense amenities and a professional renter base. Amenity access scores in the top quartile nationally, with grocery, restaurant, cafe, childcare, and pharmacy concentrations that outpace national norms — an advantage for retention and day-to-day convenience.
This is a renter-centric area: approximately four out of five housing units are renter-occupied at the neighborhood level, indicating a large tenant pool and durable demand for multifamily. Neighborhood occupancy is near the national mid-range, signaling stable leasing conditions where well-positioned assets can compete effectively; note that these occupancy figures reflect the neighborhood, not the property.
Within a 3-mile radius, household formation has grown even as average household size edged lower, pointing to more, smaller households entering the rental market. Forward-looking projections indicate population growth and a substantial increase in households over the next five years, which should expand the renter pool and support occupancy stability for quality assets.
Home values in this submarket sit at the high end compared with national markets, and value-to-income ratios are also elevated. For investors, this high-cost ownership environment tends to reinforce renter reliance on multifamily housing, supporting pricing power and lease retention when combined with the area’s income profile. Average school ratings land above national medians, adding to the area’s livability for long-term residents and professionals.
Neighborhood safety trends compare favorably versus U.S. norms overall, with indicators aligning closer to safer areas nationwide. Recent data also points to notable year-over-year declines in both violent and property offenses, suggesting improving local conditions. These insights reflect neighborhood-level patterns within the Los Angeles-Long Beach-Glendale metro and should be viewed as directional context rather than block-level guarantees.
Proximity to major employers supports commuter convenience and broad renter demand, anchored by technology, engineering, and energy firms within a short radius.
- Activision Blizzard — video games (2.3 miles) — HQ
- Symantec — cybersecurity (2.5 miles)
- AECOM — engineering & infrastructure (2.8 miles) — HQ
- Microsoft Offices The Reserves — software (3.1 miles)
- Occidental Petroleum — energy (3.3 miles) — HQ
3710 Midvale Ave offers investors exposure to a renter-heavy Los Angeles micro-location with top-tier amenity access and a high-cost ownership market that sustains multifamily demand. Built in 1985 — newer than the neighborhood’s average vintage — the asset can compete well against older stock while still benefiting from targeted modernization to drive rents and reduce near-term capex surprises. Based on CRE market data from WDSuite, neighborhood leasing sits around the national mid-range, positioning well-operated properties to outperform through finishes, services, and disciplined lease management.
Within a 3-mile radius, household counts are rising and are projected to expand meaningfully over the next five years, even as average household size trends lower — a dynamic that typically increases demand for rental units and supports occupancy stability. Coupled with strong employer access across tech and engineering, and above-median school ratings, the submarket’s fundamentals point to durable tenant demand and steady long-term performance potential.
- Renter-heavy neighborhood and high ownership costs reinforce a deep tenant base and pricing power.
- 1985 vintage provides competitive positioning versus older stock with selective value-add potential.
- 3-mile household growth and smaller household sizes expand the renter pool and support occupancy stability.
- Proximity to blue-chip employers (tech, engineering, energy) supports lease-up and retention.
- Risk: neighborhood occupancy trends are mid-range and competitive; performance depends on asset-level execution and positioning.