| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 76th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11123 Aqua Vista St, North Hollywood, CA, 91602, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1976 |
| Units | 31 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11123 Aqua Vista St North Hollywood Multifamily Investment
Neighborhood renter-occupied share is high, supporting a deep tenant base and steady leasing conditions, according to WDSuite’s CRE market data. This position in North Hollywood offers durable demand drivers even as operators should manage pricing and retention carefully.
The property sits in North Hollywood’s Urban Core, a neighborhood rated A and competitive among Los Angeles-Long Beach-Glendale submarkets for day-to-day convenience. Amenity access trends in the top quartile among 1,441 metro neighborhoods and around the 78th percentile nationally, with strong density of restaurants, grocery stores, pharmacies, parks, and cafes that supports renter retention and lease-up velocity.
Neighborhood housing fundamentals indicate balanced performance: occupancy has hovered in the low-90s in recent years with minimal change, and net operating income per unit in the area benchmarks well (around the 92nd percentile nationally). While these metrics are neighborhood-level indicators rather than property-specific, they suggest a favorable backdrop for maintaining occupancy and revenue stability.
Ownership costs in the area are elevated (home values rank near the top nationally and the value-to-income ratio sits in a high national percentile), which tends to reinforce sustained reliance on multifamily rentals and can support pricing power when renewals are handled carefully. Median contract rents are also high for the metro, so operators should balance revenue management with retention strategies as rent-to-income ratios approach 30% at the neighborhood level.
The building’s 1976 vintage is slightly older than the neighborhood average construction year (1982). That profile points to potential value-add through targeted renovations and systems upgrades, along with capital planning to keep the asset competitive against newer stock.
Within a 3-mile radius, demographics show a large population base today with projections for population and household growth over the next five years. Forecasts indicate an increase in households alongside smaller average household sizes, which typically expands the renter pool and supports occupancy for studios and smaller one-bedrooms — a useful fit given the property’s average unit size of 618 square feet. Neighborhood school ratings sit around the national midpoint, which suggests family demand may be more sensitive to nearby school-by-school options.
Neighborhood safety indicators compare favorably to national norms, with overall crime conditions around the 76th percentile nationally (higher percentile indicates safer relative performance). Recent year trends in the surrounding area show notable declines in both property and violent offense rates, suggesting improving conditions over the latest measurement period. These are area-level metrics and can vary block to block; investors should pair this context with on-the-ground diligence.
Proximity to major entertainment and corporate offices underpins renter demand via short commutes and diversified professional employment. Nearby employers include Radio Disney, Disney, Live Nation Entertainment, AECOM, and Avery Dennison.
- Radio Disney — media & entertainment offices (1.9 miles)
- Disney — entertainment studios (2.8 miles) — HQ
- Live Nation Entertainment — entertainment & events offices (3.4 miles)
- AECOM — engineering & infrastructure (6.5 miles) — HQ
- Avery Dennison — packaging & materials (6.7 miles) — HQ
11123 Aqua Vista St offers exposure to a high-demand North Hollywood location where neighborhood occupancy has been stable and the renter-occupied share is elevated, supporting a deep tenant base. Elevated home values relative to incomes in the neighborhood reinforce reliance on multifamily housing, while strong amenity density supports retention and day-to-day livability. According to CRE market data from WDSuite, neighborhood-level income and rent benchmarks sit high for the region, so disciplined renewal management is important for pricing power without sacrificing stability.
Constructed in 1976, the asset is slightly older than the area’s average stock, pointing to value-add potential through unit and system upgrades to remain competitive against newer deliveries. Within a 3-mile radius, projections show growth in population and households and a decline in average household size over the next five years, which typically expands the renter pool for smaller formats — consistent with the property’s average unit size of 618 square feet.
- High renter concentration in the neighborhood supports a durable tenant base and occupancy stability.
- Elevated ownership costs in the area sustain multifamily demand and can support measured pricing power.
- 1976 vintage offers actionable value-add and capital planning opportunities to enhance competitiveness.
- Amenity-rich Urban Core setting aids retention and leasing velocity relative to metro peers.
- Risks: higher neighborhood rents and mixed school ratings require careful lease management and targeted marketing.