| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 76th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10811 W Hesby St, North Hollywood, CA, 91601, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1985 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10811 W Hesby St North Hollywood Multifamily Investment
Situated in an Urban Core pocket with a high neighborhood renter-occupied share and steady occupancy, based on CRE market data from WDSuite, this asset targets durable renter demand and lease retention dynamics.
The property sits in an A-rated Urban Core neighborhood that ranks 104 out of 1,441 Los Angeles metro neighborhoods — a top quartile position that signals strong fundamentals for multifamily investors. According to WDSuite’s CRE market data, neighborhood occupancy is solid by national standards, and renter-occupied housing is notably prevalent, reinforcing depth of the tenant base and supporting leasing durability.
Everyday convenience is a local strength: grocery, restaurant, pharmacy, and park access place the neighborhood in the top decile nationally for several amenity categories, with cafes also well represented. For investors, this concentration of amenities often correlates with stronger leasing velocity and resident retention compared with amenity-sparse submarkets. Average school ratings trend around the national middle, which suggests education access is serviceable but not a primary demand driver.
Rents in the neighborhood benchmark in the upper decile nationally while home values trend even higher versus U.S. peers. In a high-cost ownership market, elevated entry costs to buying tend to sustain reliance on multifamily housing, supporting demand and pricing power while placing a premium on lease management. The neighborhood’s rent-to-income dynamics warrant thoughtful renewal strategies to balance growth targets with retention risk.
Demographic statistics aggregated within a 3-mile radius show a diversified age mix and rising incomes over recent years, with households increasing and average household size edging lower. Looking ahead, forecasts indicate population and household growth, which points to a larger renter pool and supports occupancy stability for well-positioned assets.
The asset’s 1985 vintage is slightly newer than the neighborhood’s typical construction year. That positioning can be competitive versus older local stock, while still offering value-add potential through targeted modernization of interiors, common areas, and building systems as part of capital planning.
Safety indicators compare favorably in a metro and national context. The neighborhood’s overall crime standing is competitive among Los Angeles neighborhoods — effectively top quartile among 1,441 — and in a higher national percentile than the typical U.S. neighborhood, based on WDSuite’s CRE market data. Recent year-over-year trends show notable improvement in both property and violent offense rates, signaling positive momentum rather than a deterioration in conditions.
Investors should treat safety as neighborhood-level context rather than block-specific certainty. While property offense levels sit near the national middle, the sharp improvement trajectory and above-average national positioning on broader crime metrics support leasing and retention narratives typical of stronger Urban Core locations.
Nearby media and corporate offices provide a substantial employment base that supports renter demand and commute convenience, including Radio Disney, Disney, Charter Communications, Live Nation Entertainment, and Avery Dennison.
- Radio Disney — corporate offices (1.5 miles)
- Disney — corporate offices (2.4 miles) — HQ
- Charter Communications — corporate offices (2.9 miles)
- Live Nation Entertainment — corporate offices (4.4 miles)
- Avery Dennison — corporate offices (6.3 miles) — HQ
10811 W Hesby St is a 27-unit, mid-1980s multifamily asset positioned in a top-quartile Los Angeles Urban Core neighborhood. Neighborhood occupancy is healthy by national standards, and the high share of renter-occupied housing supports depth of tenant demand. Elevated ownership costs locally tend to sustain reliance on multifamily housing, which can underpin pricing power when paired with disciplined lease management, according to CRE market data from WDSuite. The 1985 vintage is slightly newer than nearby stock, offering competitive positioning today and potential value-add upside through targeted modernization.
Demographic statistics aggregated within a 3-mile radius point to rising incomes, modest household growth, and smaller average household size, which together indicate a broadening renter pool over the medium term. Key risks to monitor include affordability pressure relative to incomes and the need for ongoing capital expenditures associated with 1980s construction.
- Top-quartile Urban Core location among 1,441 Los Angeles neighborhoods
- High neighborhood renter-occupied share supports tenant base depth
- Elevated ownership costs reinforce sustained multifamily demand
- 1985 vintage offers value-add and modernization potential
- Risk: affordability pressure and ongoing CapEx planning for 1980s systems