| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 47th | Fair |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4180 Marlton Ave, Los Angeles, CA, 90008, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1989 |
| Units | 57 |
| Transaction Date | 2021-04-29 |
| Transaction Price | $15,300,000 |
| Buyer | 4180 MARLTON AVE APARTMENTS LLC |
| Seller | SHREE RAM MAR LTD |
4180 Marlton Ave Los Angeles Multifamily Investment
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to CRE market data from WDSuite. High-cost ownership dynamics and a sizable renter base support income stability with selective pricing power.
Located in Los Angeles Long Beach Glendale the neighborhood rates A- and ranks 237 out of 1,441 metro neighborhoods, indicating performance that is competitive among Los Angeles neighborhoods. Amenity access is a clear strength: the area sits in the top quartile nationally for overall amenities, with dense coverage of groceries, pharmacies, cafes, and restaurants that supports day-to-day convenience for residents and leasing appeal.
The housing stock skews older than the property-level vintage. With an average neighborhood construction year around 1962, the subject a0asset a0built in 1989 is newer than much of the local inventory. That positioning can help competitiveness against legacy product, though systems are now of an age where targeted renovations and modernization planning may be warranted for a value-add path.
The neighborhood a0occupancy rate is 92.6% and has eased modestly over five years, per WDSuite 19s CRE market data. At the same time, renter-occupied share is elevated (about 62%), signaling a deep tenant base for multifamily. Together, these conditions suggest generally stable leasing with periodic turnover management needs rather than structural weakness.
Within a 3-mile radius, demographics indicate a large, diverse population with mixed recent trends: modest population contraction historically alongside rising household incomes, and projections call for a near-term increase in households. This combination typically supports renter pool expansion and occupancy stability for well-positioned assets. Average school ratings trail national norms, which can influence family-driven demand; investors may prioritize amenity- and commute-oriented marketing to offset this factor.
Ownership costs are high relative to incomes in this neighborhood and the broader LA metro. Elevated home values reinforce renter reliance on multifamily housing, which can aid lease retention and pricing power. Rent-to-income levels suggest some affordability pressure, so asset strategy should balance renewals with measured rent growth and resident experience to manage turnover risk.
Neighborhood safety indicators compare favorably to many areas of the region. The area is competitive among Los Angeles 14Long Beach 14Glendale neighborhoods (ranked 535 out of 1,441) and sits above the national median (68th percentile), based on WDSuite 19s CRE market data. These are neighborhood-level benchmarks and not specific to the property.
Recent momentum is notable: estimated year-over-year violent and property offense rates have declined sharply, with improvement measures in the upper percentiles nationally. While conditions can vary block-to-block and over time, these directional trends support a constructive risk profile for multifamily operations relative to similar urban-core locations.
Proximity to major employers in software, entertainment, engineering, and real estate services supports a broad commuter tenant base and leasing durability. The list below highlights nearby offices and a headquarters presence that can underpin demand.
- Symantec cybersecurity/software (3.1 miles)
- Activision Blizzard Studios entertainment & gaming (5.2 miles)
- Microsoft Offices The Reserves software (5.4 miles)
- AECOM engineering & infrastructure (5.5 miles) HQ
- CBRE Group real estate services (5.9 miles) HQ
This 57-unit, 1989-vintage asset sits in a neighborhood that is competitive within the Los Angeles metro, with strong amenity access and an elevated renter-occupied share that supports a durable tenant base. According to CRE market data from WDSuite, neighborhood occupancy is generally stable even after a modest multi-year easing, while high home values in the area tend to sustain reliance on rentals a0 a constructive backdrop for retention and measured rent growth.
The vintage positions the property ahead of much of the local 1960s-era stock, providing a platform for targeted renovations to enhance rentability and operational efficiency. Within a 3-mile radius, projections indicate growth in households and rising incomes, which can expand the renter pool and support occupancy stability, provided affordability is monitored and lease management remains disciplined.
- Competitive LA neighborhood with top-quartile amenity access and deep renter base
- 1989 vintage offers value-add potential versus older local stock
- High home values reinforce rental demand and support retention strategy
- 3-mile household growth and income gains support leasing stability
- Risks: affordability pressure, softer school ratings, and need for selective capex