| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 44th | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11245 Barnwall St, Norwalk, CA, 90650, US |
| Region / Metro | Norwalk |
| Year of Construction | 1978 |
| Units | 20 |
| Transaction Date | 2018-11-14 |
| Transaction Price | $5,725,000 |
| Buyer | NNC Apartment Ventures LLC |
| Seller | 7466 Rosemead Properties Llc, Private Investor, Paul / Ernest Schroeder - Schroeder, Price/unit and /sf |
11245 Barnwall St Norwalk Multifamily Investment
Neighborhood occupancy is exceptionally tight and renter demand is reinforced by a high-cost ownership market, according to WDSuite s CRE market data. For a 20-unit, 1978-vintage asset, the focus is steady income potential with measured value-add upside.
Occupancy in the surrounding neighborhood ranks 1st out of 1,441 Los Angeles metro neighborhoods, signaling exceptionally full buildings locally. This is a neighborhood-level metric, not property-specific, but it points to near-term leasing resilience and limited vacant stock. Median contract rents in the area are above many U.S. neighborhoods, while the local rent-to-income ratio sits near the lower half nationally, which can support retention and measured pricing power.
Tenure patterns show about 40.9% of housing units are renter-occupied, indicating a meaningful renter concentration and a dependable tenant base for multifamily demand. Within a 3-mile radius, households have been roughly stable while average household size has edged lower, and forecasts indicate an increase in households over the next five years. A larger household count with slightly smaller sizes typically widens the renter pool and supports occupancy stability.
Home values in the neighborhood rank in the upper decile nationally (rank 1,007 of 1,441; high national percentile), creating a high-cost ownership market that tends to sustain reliance on rental housing. The value-to-income ratio also ranks high, which further underpins multifamily demand depth and lease retention for well-managed assets.
Amenity access is mixed: childcare and pharmacies rank strong among national peers, while parks, groceries, and cafes score lower in density. Overall, the area s amenity rank sits below the metro median (952 of 1,441), but daily services are present. The property s 1978 construction year is slightly older than the neighborhood s average vintage (1982), suggesting practical capital planning and selective renovations could improve competitive positioning versus newer stock.
Safety indicators are mixed and roughly around the metro middle, with the neighborhood s crime rank at 824 out of 1,441 Los Angeles metro neighborhoods. Compared with neighborhoods nationwide, safety percentiles sit below the national median, but recent data shows year-over-year declines in both violent and property offense rates, which is a constructive trend to watch. As always, safety can vary by block and over time; investors typically underwrite with current trend data and management practices in mind.
Nearby employers span telecommunications, defense/aerospace, distribution, beverage, and industrial gases sectors that support a broad local workforce and help stabilize renter demand through commute convenience.
- Time Warner Business Class telecommunications (2.4 miles)
- Raytheon Public Safety RTC defense & aerospace offices (2.9 miles)
- LKQ auto parts distribution (3.3 miles)
- Coca-Cola Downey beverage bottling/distribution (3.4 miles)
- Airgas industrial gases (4.3 miles)
11245 Barnwall St offers 20 units averaging 786 square feet in a neighborhood with exceptionally tight occupancy and above-average rent positioning. According to CRE market data from WDSuite, the area ranks first for occupancy among 1,441 Los Angeles metro neighborhoods, while a high-cost ownership landscape helps sustain multifamily renter reliance. Renter-occupied unit share is meaningful, and a projected increase in households within a 3-mile radius points to a gradually expanding tenant base.
Built in 1978, the asset is slightly older than the neighborhood average vintage, creating a straightforward value-add path via targeted renovations and systems updates. Amenity depth is mixed, and safety metrics sit around the metro middle but have been improving year over year factors to incorporate into underwriting and management plans.
- Neighborhood occupancy leads the LA metro, supporting leasing stability
- High ownership costs reinforce renter demand and potential retention
- 1978 vintage allows practical value-add through targeted renovations
- Local employers across telecom, aerospace, and distribution support the renter base
- Risks: mixed amenity depth and mid-pack safety metrics, mitigated by improving trends