| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 84th | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11558 Riverside Dr, North Hollywood, CA, 91602, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1972 |
| Units | 30 |
| Transaction Date | 2021-02-10 |
| Transaction Price | $4,848,000 |
| Buyer | AUSLANDER DOUGLAS K |
| Seller | AUSLANDER HERMAN K |
11558 Riverside Dr North Hollywood Multifamily Investment
Located in an Urban Core pocket of North Hollywood with a renter-heavy housing base, the neighborhood’s low-90s occupancy and steady demand profile point to durable leasing, according to WDSuite’s CRE market data.
This address sits within a Los Angeles-Long Beach-Glendale metro neighborhood rated A and positioned above the metro median overall (rank 195 of 1,441). The area functions as Urban Core with strong day-to-day convenience: grocery and restaurant density trends in the top quartile nationally, while parks access also ranks among the stronger pockets across the country, per WDSuite. Cafe and pharmacy density are thinner, which may temper some walk-to-retail appeal but does not detract from core livability drivers.
For multifamily investors, the housing landscape is notably renter-oriented: roughly seven in ten housing units are renter-occupied in the neighborhood, signaling depth in the tenant base and supporting occupancy stability. Neighborhood occupancy has trended modestly higher in recent years and sits around the low-90s, consistent with sustained leasing traction rather than late-cycle oversupply.
Home values in the neighborhood are elevated relative to national norms, a high-cost ownership context that tends to reinforce reliance on multifamily housing and support pricing power and lease retention. At the same time, rent-to-income levels indicate manageable affordability pressure locally, which can help limit turnover risk.
Demographic statistics are aggregated within a 3-mile radius. Recent years show a slight population dip alongside a small increase in households and smaller average household sizes; forward-looking projections indicate renewed population growth and a meaningful increase in households, which implies a larger renter pool and supports absorption for well-located assets. Vintage nearby averages center around 1970; with a 1972 construction year, this property presents typical 1970s systems and finishes, suggesting targeted capital planning and potential value-add or modernization to sharpen competitive positioning against newer inventory.
Safety signals are mixed but improving. Within the Los Angeles metro, the neighborhood’s crime position (rank 308 of 1,441) indicates higher incident levels relative to many local subareas, warranting routine security and operations attention for assets. However, national comparisons place the area in the top quartile for safety overall, and recent year-over-year indicators show sharp declines in both property and violent offenses, according to WDSuite’s CRE market data.
Nearby media and communications employers support a robust white-collar renter base and commute convenience, including Radio Disney, Disney, Charter Communications, Live Nation Entertainment, and Activision Blizzard Studios.
- Radio Disney — media offices (2.5 miles)
- Disney — entertainment studios (3.4 miles) — HQ
- Charter Communications — telecommunications (3.7 miles)
- Live Nation Entertainment — entertainment corporate offices (4.5 miles)
- Activision Blizzard Studios — gaming & entertainment offices (6.3 miles)
The investment case centers on durable renter demand, favorable ownership alternatives, and operational upside from a 1972 vintage. In a neighborhood that is renter-oriented and maintains low-90s occupancy, lease-up and retention prospects are supported by a deep tenant base and a high-cost ownership market that sustains reliance on rentals. According to CRE market data from WDSuite, local amenity access for groceries, restaurants, and parks aligns with top-quartile national positioning, while rent-to-income dynamics suggest manageable affordability pressure for tenants.
With construction year 1972, the asset likely benefits from scale efficiencies at 30 units but may trail newer stock on systems and interiors—creating a clear value-add pathway through selective renovations and modernization. Forward-looking 3-mile demographics point to renewed population growth and a notable increase in households, implying a larger renter pool and additional demand support over the medium term.
- Renter-concentrated neighborhood supports depth of tenant base and occupancy stability.
- High-cost ownership market reinforces multifamily reliance and pricing power.
- Top-quartile access to groceries, restaurants, and parks aids leasing and retention.
- 1972 vintage offers value-add potential via targeted system and interior upgrades.
- Risks: metro-relative crime rank requires security focus; older systems imply ongoing capex planning.