| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 85th | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 221 N Valley St, Burbank, CA, 91505, US |
| Region / Metro | Burbank |
| Year of Construction | 1987 |
| Units | 35 |
| Transaction Date | 2017-11-06 |
| Transaction Price | $59,000,000 |
| Buyer | ESSEX TOLUCA LAKE LP |
| Seller | NORTHSTAR/SAN MARCOS PARTNERS LLC |
221 N Valley St Burbank Multifamily Investment
Situated in a high-demand Burbank neighborhood with a deep renter base and proximity to major studios, the property benefits from stable leasing drivers, according to WDSuite’s CRE market data. The key investor angle is durable renter demand supported by strong local incomes and a high-cost ownership market.
This Urban Core pocket of Burbank shows investment appeal driven by lifestyle amenities and schooling. Neighborhood school quality sits in the top quartile nationally, indicating family-friendly fundamentals that can support retention. Dining density ranks among the strongest nationwide, while daily needs such as pharmacies and groceries are readily accessible. These are neighborhood-level indicators, not property-specific performance, but they typically reinforce leasing velocity and renewal potential.
The vintage is 1987, newer than the neighborhood’s average construction year of 1971, which generally enhances competitive positioning versus older stock; investors should still underwrite targeted modernization for building systems or common areas as needed. Neighborhood home values are elevated compared with national norms, which tends to sustain reliance on multifamily housing and can support pricing power when managed thoughtfully.
Neighborhood renter concentration is high (about 62% of housing units are renter-occupied), signaling a sizeable tenant pool and depth for multifamily demand. At the neighborhood level, occupancy has softened from prior years; investors may prioritize active leasing management and renewals to maintain stability, noting that these metrics reflect the neighborhood rather than this specific asset.
Within a 3-mile radius, demographics point to rising household counts and higher median incomes over recent years, with projections calling for additional population and household growth by 2028. A gradual reduction in average household size suggests a larger renter base over time, supporting demand for well-located units. These trends, based on commercial real estate analysis from WDSuite, reinforce the case for sustained renter demand.
Neighborhood safety compares favorably to both metro and national benchmarks. Crime is ranked 19th out of 1,441 Los Angeles metro neighborhoods (a strong relative position), and overall safety performance sits near the 90th percentile nationally among neighborhoods. Recent data also indicates year-over-year declines in both violent and property offenses, reinforcing an improving trend at the neighborhood level rather than at the property itself.
Proximity to major media and corporate employers supports workforce housing demand and commute convenience for residents. Notable nearby employers include Radio Disney, Disney, Charter Communications, Live Nation Entertainment, and Avery Dennison.
- Radio Disney — media (0.4 miles)
- Disney — entertainment studios (1.4 miles) — HQ
- Charter Communications — telecommunications (3.2 miles)
- Live Nation Entertainment — entertainment (3.6 miles)
- Avery Dennison — materials & labeling (5.3 miles) — HQ
221 N Valley St offers a compelling workforce and professional renter draw in Burbank’s Urban Core. The asset’s 1987 vintage is newer than the neighborhood average, providing a relative edge over older inventory while leaving room for targeted value-add upgrades. Elevated neighborhood home values tend to sustain rental demand, and strong amenity and school fundamentals support leasing durability. According to CRE market data from WDSuite, the neighborhood renter share is high and safety metrics compare favorably, both of which typically underpin occupancy stability when paired with active leasing strategy.
Key watchpoints include neighborhood occupancy softness in recent years and rent-to-income pressure typical of high-cost Los Angeles submarkets; prudent lease management and resident retention programs will be important. Limited park access nearby may also weigh on lifestyle positioning, making on-site or nearby private amenities more relevant for tenant satisfaction.
- Newer 1987 vintage versus local average, with potential for targeted modernization
- High neighborhood renter concentration supports depth of tenant demand
- Favorable safety profile and strong schools enhance retention prospects
- Elevated ownership costs in Burbank reinforce reliance on multifamily housing
- Risks: neighborhood occupancy softness, affordability pressure, and limited park access