| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 49th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10850 Victory Blvd, North Hollywood, CA, 91606, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 1998-10-16 |
| Transaction Price | $1,100,000 |
| Buyer | 10848 VICTORY PARTNERS LP |
| Seller | CALIFORNIA FEDERAL BANK |
10850 Victory Blvd, North Hollywood Multifamily Investment
Positioned in an Urban Core pocket of North Hollywood with strong renter orientation and everyday amenities, the asset benefits from steady neighborhood occupancy and a deep tenant base, according to CRE market data from WDSuite. Elevated ownership costs in the area tend to support sustained demand for professionally managed rentals.
Neighborhood dynamics and livability
The surrounding North Hollywood neighborhood rates B+ and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (475 of 1,441). Daily convenience is a strength: grocery and pharmacy density ranks competitively within the metro and sits in the top quartile nationally, helping support resident retention and reducing friction for working households.
Food-and-beverage access is a relative advantage. Cafe density is highly competitive in the metro and ranks in the upper percentiles nationally, while restaurant options are above the metro median. These amenity concentrations tend to bolster renter appeal and weekend demand without relying on destination retail.
The area skews renter-occupied at the neighborhood level, indicating a durable multifamily tenant base that can support leasing stability across cycles. Median contract rents have risen over the past five years, and neighborhood occupancy has held in the low 90s, suggesting pricing power is present but still requires attentive lease management.
Vintage in the neighborhood averages 1976; this property’s 1986 construction is newer than much of the local stock, which can reduce near-term capital exposure while still offering selective value-add opportunity through modernization of interiors and building systems.
Within a 3-mile radius, households have increased modestly with a forecast for further growth and slightly smaller average household sizes. This points to a gradual renter pool expansion that supports occupancy stability and absorption for well-located mid-size assets.
Safety context
Based on WDSuite’s CRE market data, the neighborhood’s safety profile compares favorably both in the metro and nationally. Crime ranks competitive among Los Angeles-Long Beach-Glendale neighborhoods (83 of 1,441), translating to a position well above the metro average, and national percentiles indicate top-quartile safety.
Recent data also show year-over-year improvement in estimated offense rates. While conditions can vary block to block, the broader trend supports leasing confidence and resident retention relative to many urban Los Angeles submarkets.
Anchor employers and commute access
Proximity to media and corporate offices underpins renter demand, with convenient access to Charter Communications, Radio Disney, Disney, Live Nation Entertainment, and Avery Dennison.
- Charter Communications — corporate offices (1.6 miles)
- Radio Disney — media offices (2.7 miles)
- Disney — corporate offices (3.2 miles) — HQ
- Live Nation Entertainment — entertainment offices (6.0 miles)
- Avery Dennison — materials & packaging offices (6.7 miles) — HQ
Investment thesis
This 24-unit, 1986-vintage asset sits in a renter-heavy Urban Core pocket where neighborhood occupancy has remained in the low 90s and amenity access is a clear competitive factor. Elevated home values and a high value-to-income backdrop reinforce reliance on multifamily, supporting depth of demand and lease retention for well-managed properties.
According to CRE market data from WDSuite, the neighborhood’s rent growth over the last cycle, combined with top-quartile amenity access and a large 3-mile renter pool, supports steady absorption. Being newer than the local average stock provides a relative competitive edge today while still leaving room for targeted upgrades to drive rents and reduce near-term capex surprises.
- Renter-heavy area and low-90s neighborhood occupancy bolster leasing stability
- 1986 construction is newer than neighborhood average, with value-add modernization potential
- Top-quartile access to groceries, pharmacies, and cafes supports retention and demand
- Risk: limited park access and uneven metro occupancy trends require disciplined lease and expense management