| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 76th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11151 Aqua Vista St, North Hollywood, CA, 91602, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1978 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11151 Aqua Vista St North Hollywood Multifamily Investment
Renter demand in this North Hollywood Urban Core location is supported by a high neighborhood renter concentration and stable occupancy, according to WDSuite’s CRE market data. The property’s scale positions it to capture leasing from nearby employment nodes while benefiting from steady neighborhood fundamentals.
The property sits in an Urban Core neighborhood in the Los Angeles-Long Beach-Glendale metro, rated A and ranked among the top quartile of 1,441 metro neighborhoods. Amenity access is a clear strength: grocery, restaurant, cafe, park, and pharmacy densities sit in high national percentiles, supporting daily convenience and walkable lifestyle appeal that can aid tenant retention.
For investors, tenure patterns point to depth of demand. The neighborhood shows a high share of renter-occupied housing units, indicating a sizable tenant base and durable leasing pipeline for multifamily assets. Within a 3-mile radius, renters account for roughly two-thirds of housing units, reinforcing demand for professionally managed apartments and supporting occupancy stability through cycles.
Demographic signals within a 3-mile radius show smaller average household sizes and a forecast increase in both population and households over the next five years, pointing to renter pool expansion and more lease-up opportunities. Higher income segments are growing, which can underpin absorption of quality units and measured rent positioning, while still requiring asset-specific affordability management to preserve retention.
Home values in the neighborhood rank in the upper national percentiles, reflecting a high-cost ownership market that tends to sustain reliance on rental housing. Median contract rents also sit high versus national benchmarks; paired with a rent-to-income profile that suggests some affordability pressure, operators should emphasize renewals and resident experience to support pricing power without elevating turnover risk. Average school ratings are around the national midpoint; for multifamily, the surrounding amenity mix and commuting access are the primary draw.
Safety trends are competitive among Los Angeles neighborhoods, landing in the top quartile locally (out of 1,441 neighborhoods) and above the national average. According to WDSuite, recent year-over-year declines in both property and violent offense estimates indicate improving conditions, and the neighborhood’s national safety positioning sits well above mid-pack, which can support leasing and retention narratives.
As always, investors should underwrite to submarket and micro-location nuances, use comparable property data, and align operating practices with local patterns rather than relying solely on metro-wide averages.
Proximity to major media and entertainment employers supports a steady renter base seeking commute convenience. Nearby anchors include Radio Disney, Disney, Live Nation Entertainment, Charter Communications, and Activision Blizzard Studios.
- Radio Disney — corporate offices (1.9 miles)
- Disney — corporate offices (2.9 miles) — HQ
- Live Nation Entertainment — corporate offices (3.5 miles)
- Charter Communications — corporate offices (4.1 miles)
- Activision Blizzard Studios — corporate offices (5.6 miles)
Built in 1978, the asset is slightly older than the neighborhood’s average vintage, creating a clear value-add path through targeted renovations and system upgrades while competing effectively amid strong renter demand. According to CRE market data from WDSuite, the neighborhood maintains high occupancy and a large base of renter-occupied units, and the 3-mile area is projected to add population and households, supporting a larger tenant base and steady leasing.
This high-amenity, high-cost ownership environment in North Hollywood reinforces multifamily reliance, while forecast rent and income growth suggest room for disciplined revenue management. Operators should balance pricing with affordability considerations to safeguard renewals, and pair capital planning with unit upgrades to capture upside.
- Urban Core location with top-quartile neighborhood standing and strong amenity access that supports retention
- High share of renter-occupied units and forecast renter pool expansion within 3 miles underpin demand
- 1978 vintage offers value-add potential via renovations and building system modernization
- High-cost ownership market sustains rental reliance, aiding occupancy and pricing power
- Risk: Elevated rent-to-income dynamics require careful lease management to avoid turnover pressure