| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11134 W Hesby St, North Hollywood, CA, 91601, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1988 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11134 W Hesby St North Hollywood Multifamily Investment
Neighborhood fundamentals point to durable renter demand and convenient amenity access, supporting leasing and retention according to WDSuite’s CRE market data.
Located in North Hollywood’s Urban Core, the property benefits from a neighborhood rated A- and competitive within the Los Angeles-Long Beach-Glendale metro (ranked 279th among 1,441 neighborhoods). Dense retail and dining are a clear strength: restaurants and cafes register in the 99th percentile nationally, with groceries and pharmacies also well above national norms. Park access and childcare options are limited locally, which investors should consider when targeting tenant profiles.
The 1988 vintage is slightly newer than the neighborhood’s average construction year (1984). This positioning can enhance competitiveness versus older stock while still warranting prudent capital planning for aging systems and selective upgrades to capture value-add upside.
Renter-occupied housing is prevalent at the neighborhood level, indicating a deep tenant base for multifamily. Within a 3-mile radius, demographic data show household counts have trended upward and are projected to expand further by 2028, even as average household size declines—factors that generally support multifamily absorption and occupancy stability.
Ownership costs are elevated relative to incomes in the neighborhood (high home values and value-to-income positioning), which tends to reinforce reliance on rental housing and can support pricing power for well-positioned assets. That said, rent-to-income levels suggest some affordability pressure, implying an emphasis on lease management and renewal strategy.
Neighborhood occupancy is around 90% and has eased compared with five years ago, so asset performance should lean on the area’s amenity access and employment base to sustain demand. Average school ratings in the neighborhood are lower, which is a consideration for family-oriented positioning but less impactful for studios/one-bedrooms targeting young professionals.
Safety indicators are competitive among Los Angeles-Long Beach-Glendale neighborhoods and above national averages (crime performance around the 73rd percentile nationally). Year-over-year trends show notable declines in both violent and property offense estimates, signaling recent improvement. As with any urban core location, conditions can vary by block and time of day; investors should evaluate on-site security and lighting as part of standard diligence.
The surrounding employment base skews toward media, entertainment, and communications, supporting a large pool of renters seeking commute convenience to nearby offices from Radio Disney, Disney, Charter Communications, Live Nation Entertainment, and Activision Blizzard Studios.
- Radio Disney — media & entertainment (1.9 miles)
- Disney — media & entertainment (2.8 miles) — HQ
- Charter Communications — telecom & cable (3.1 miles)
- Live Nation Entertainment — entertainment (4.5 miles)
- Activision Blizzard Studios — gaming & entertainment (6.7 miles)
11134 W Hesby St is a 64-unit, professionally scaled asset positioned in a renter-heavy North Hollywood neighborhood with nationally strong amenity access. According to commercial real estate analysis from WDSuite, the area’s food, retail, and service density ranks well above national norms, which, combined with nearby entertainment and communications employers, helps sustain leasing velocity and tenant retention even as neighborhood occupancy has moderated.
Built in 1988, the property sits slightly newer than the neighborhood’s typical vintage, offering a platform for targeted renovations and systems upgrades to sharpen competitive positioning. Within a 3-mile radius, projections point to more households and smaller average household sizes by 2028—dynamics that generally expand the renter pool and support occupancy stability. Elevated ownership costs favor rental demand, though rent-to-income levels suggest mindful pricing and renewal strategies.
- Renter-heavy neighborhood and dense amenities underpin demand and retention.
- 1988 vintage offers value-add potential through selective renovations and system updates.
- Household growth and shrinking household size within 3 miles support renter pool expansion by 2028.
- Proximity to media and communications employers supports leasing from commuting professionals.
- Risks: moderating neighborhood occupancy, lower local school ratings, and rent-to-income pressure require disciplined lease and capital strategy.