| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11010 W Hesby St, North Hollywood, CA, 91601, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1989 |
| Units | 36 |
| Transaction Date | 2002-04-04 |
| Transaction Price | $1,214,090 |
| Buyer | GIBI LLC |
| Seller | SHY BARRY |
11010 W Hesby St North Hollywood Multifamily Investment
High renter concentration in the neighborhood supports a deep tenant base and pricing discipline, based on CRE market data from WDSuite. Elevated ownership costs in Los Angeles help sustain renter demand even as neighborhood occupancy hovers near 90%.
Situated in North Hollywood’s Urban Core, the property benefits from dense amenities and strong daily-needs access. Neighborhood restaurant and café densities are top quartile nationally, with grocery availability also near the top of U.S. peers, reinforcing walkable convenience relative to many Los Angeles-Long Beach-Glendale metro neighborhoods (1,441 total).
Neighborhood occupancy is 90.1%, indicating steady renter demand, while the share of housing units that are renter-occupied is high at 85%—a deep base for multifamily leasing. Median contract rents sit well above national norms and have grown over the last five years, underscoring sustained renter willingness to pay in this submarket context.
Within a 3-mile radius, demographics indicate a stable population base with forecasts pointing to an increase in households and a smaller average household size over the next five years. For investors, that combination typically expands the renter pool and supports occupancy stability and leasing velocity. The neighborhood’s NOI per unit trends well above national benchmarks, signaling favorable revenue potential at the submarket level versus many U.S. neighborhoods.
Home values are elevated relative to national levels, which reinforces renter reliance on multifamily housing and can support retention and pricing power for well-positioned assets. Average school ratings in the area trend low—consideration for family-oriented unit mixes—but the amenity footprint and proximity to major employment nodes remain strong demand drivers.
Recent year data shows material declines in both estimated violent and property offenses, and the neighborhood compares in the upper tier nationally for overall safety. These trends can support leasing stability and resident retention, while investors should continue to underwrite at the neighborhood level rather than block-by-block given typical urban variability across Los Angeles-Long Beach-Glendale (1,441 neighborhoods).
Overall, trend direction is constructive year over year; prudent on-site measures and standard best practices remain appropriate for an Urban Core location.
The area draws from a concentrated media, entertainment, and telecom employment base that supports workforce housing demand and commute convenience. Key nearby employers include Radio Disney, Disney, Charter Communications, Live Nation Entertainment, and Avery Dennison.
- Radio Disney — media & entertainment (1.8 miles)
- Disney — media & entertainment (2.7 miles) — HQ
- Charter Communications — telecom (3.0 miles)
- Live Nation Entertainment — media & entertainment (6.3 miles) — HQ
- Avery Dennison — materials & packaging (6.6 miles) — HQ
This 36-unit, 1989-vintage asset sits in a high-demand renter neighborhood where elevated home values and a high share of renter-occupied housing units underpin depth of demand. Neighborhood occupancy near 90% and top-tier amenity access support leasing durability, while 3-mile forecasts indicating rising household counts and smaller household sizes point to a larger renter pool over the next five years. According to CRE market data from WDSuite, local fundamentals compare favorably to national norms on revenue potential, though lease management should account for rent-to-income pressures.
Given its late-1980s construction, the property can compete against older nearby stock while still offering potential value-add through targeted modernization and system updates. Proximity to major employment hubs in media and telecom supports tenant retention and reduces leasing friction relative to farther-flung submarkets.
- Deep renter base and elevated home values support sustained demand and pricing power
- Amenity-dense Urban Core location with strong dining, café, and grocery access
- 1989 vintage offers competitive positioning with value-add potential via modernization
- Nearby media and telecom employers bolster leasing velocity and retention
- Risks: rent-to-income pressure and below-average school ratings require careful unit mix and renewal strategy