| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 44th | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11051 Barnwall St, Norwalk, CA, 90650, US |
| Region / Metro | Norwalk |
| Year of Construction | 1972 |
| Units | 22 |
| Transaction Date | 2005-01-04 |
| Transaction Price | $3,100,000 |
| Buyer | MCP BARNWALL LLC |
| Seller | MIRALOMA CAPITAL LLC |
11051 Barnwall St Norwalk Multifamily Investment
Neighborhood occupancy appears resilient with a meaningful renter-occupied housing base, according to WDSuite’s CRE market data, supporting steady leasing for stabilized multifamily.
Located in Norwalk within Los Angeles County’s Urban Core, the property sits in a neighborhood that posts very strong occupancy relative to the metro, ranking near the top among 1,441 metro neighborhoods and in the top tier nationally for stability. For investors, this points to low friction at renewal and generally reliable absorption when units turn.
Renter-occupied housing accounts for a sizable share of units in the neighborhood (above the national median and competitive within the Los Angeles-Long Beach-Glendale metro), reinforcing depth in the tenant pool and supporting day-to-day leasing. Median contract rents in the neighborhood are also above national levels, and WDSuite’s commercial real estate analysis indicates steady rent growth over the past five years, which aligns with strong NOI performance locally.
Within a 3-mile radius, demographics show a large and diverse population base with household incomes trending higher over time and households projected to grow even as average household size gradually declines. This combination typically expands the renter pool and supports occupancy stability while creating opportunities to cater to smaller households and professional tenants.
Ownership costs in the neighborhood are elevated compared with national benchmarks, which tends to sustain rental demand and can aid lease retention. Day-to-day amenity density is mixed: neighborhood childcare and pharmacy access score well versus national peers, while cafes, parks, and grocery options are thinner, a factor to consider for resident satisfaction and marketing. The asset’s 1972 vintage is older than the local average (construction skewing toward the early 1980s), suggesting thoughtful capital planning and selective renovations could unlock value-add upside and maintain competitiveness against newer stock.
Safety indicators are mixed relative to national benchmarks. Overall crime performance sits around the national midpoint, with property crime elevated versus nationwide peers (lower national percentile), while violent crime tracks closer to average. Importantly, according to WDSuite’s data, both property and violent offense rates have improved over the past year, a constructive trend investors can monitor when underwriting retention and marketing assumptions.
As always, investors should evaluate block-level conditions and recent trendlines alongside metro context; neighborhood ranks are measured against 1,441 Los Angeles-Long Beach-Glendale neighborhoods and national percentiles compare neighborhoods nationwide.
The area benefits from proximity to telecom, defense-related operations, beverage bottling, automotive distribution, and industrial gases employers that support a steady workforce renter base and commute convenience.
- Time Warner Business Class — telecommunications services (2.6 miles)
- Raytheon Public Safety RTC — defense-related operations (2.8 miles)
- Coca-Cola Downey — beverage bottling/distribution (3.3 miles)
- LKQ — auto parts distribution (3.5 miles)
- Airgas — industrial gases (4.1 miles)
This 22-unit, 1972-vintage asset in Norwalk is positioned in a neighborhood with metro-leading occupancy and above-median renter concentration, supporting consistent leasing and renewal velocity. Elevated home values relative to income levels indicate a high-cost ownership market that helps sustain multifamily demand and pricing power. Based on CRE market data from WDSuite, neighborhood rents and NOI per unit outperform many national peers, with demographics within a 3-mile radius pointing to a large tenant base and gradual shifts toward smaller households—favorable for unit mix flexibility and value-add repositioning.
The property’s older vintage implies targeted CapEx—interior updates, system modernization, and curb appeal improvements—could further differentiate the asset against newer competition while supporting rent premiums. Investors should also weigh local amenity density and safety trends in underwriting, as thinner retail/park access and mixed crime indicators require thoughtful resident experience and management strategies.
- Metro-leading neighborhood occupancy supports stable leasing and renewals.
- Renter concentration and high-cost ownership landscape deepen multifamily demand.
- 1972 vintage offers value-add potential through selective renovations and systems upgrades.
- 3-mile demographics indicate a large tenant base and gradual shift toward smaller households.
- Risks: mixed safety metrics and thinner amenity density require active management and resident-experience focus.