| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 39th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11726 Lemay St, North Hollywood, CA, 91606, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1976 |
| Units | 20 |
| Transaction Date | 1995-03-29 |
| Transaction Price | $360,001 |
| Buyer | TCT LIVING TRUST |
| Seller | JAMES R MCAULEY TRUST |
11726 Lemay St North Hollywood Multifamily Investment
Neighborhood occupancy is high and renter demand is durable in this Urban Core pocket of North Hollywood, according to WDSuite’s CRE market data, supporting stable operations for well-managed assets.
Location dynamics and renter demand
The property sits within an Urban Core neighborhood rated B that shows consistently strong renter demand. Neighborhood occupancy is elevated (top quartile nationally), and the renter-occupied share is high, indicating a deep tenant base for multifamily owners rather than an emphasis on for-sale product. These are neighborhood-level indicators, not property-specific performance.
Daily needs are well served: grocery access is among the strongest nationally, restaurants are also dense, and parks and childcare are above national averages. Cafe options and pharmacies are thinner locally, which can modestly affect walk-to conveniences but does not materially detract from the area’s renter appeal given the strength of essential retail.
Within a 3-mile radius, households have inched higher even as population was roughly flat to slightly down in recent years, pointing to smaller household sizes and continued demand for rental housing. Forward-looking neighborhood data indicates growth in households and incomes by mid-decade, which supports leasing velocity and retention for well-positioned units.
Ownership costs are elevated compared with incomes (high national percentiles for home values and value-to-income), which tends to reinforce reliance on multifamily rentals in Los Angeles. For operators, this translates into sustained renter demand, but also calls for attentive lease management where rent-to-income ratios run high to protect occupancy and minimize turnover.
Neighborhood safety indicators compare favorably at the national level, with both violent and property offense measures above the U.S. median. These figures are neighborhood-level, not block-specific, and should be considered as part of a broader underwriting view.
Recent year-over-year trends show meaningful declines in estimated violent and property offense rates, indicating improvement momentum. Within the Los Angeles-Long Beach-Glendale metro context (1,441 neighborhoods), the area performs competitively, though investors should maintain standard security and activation strategies typical for dense urban submarkets.
Proximity to major media and corporate offices supports a steady renter pool seeking commute convenience, notably Charter Communications, Radio Disney, Disney, Live Nation Entertainment, and Avery Dennison.
- Charter Communications — telecommunications (2.6 miles)
- Radio Disney — media (3.8 miles)
- Disney — entertainment (4.4 miles) — HQ
- Live Nation Entertainment — live entertainment (6.7 miles)
- Avery Dennison — materials & labeling (7.9 miles) — HQ
Built in 1976 with 20 units averaging efficient sizes, the asset aligns with workforce-oriented renter demand in North Hollywood’s Urban Core. Neighborhood-level indicators from WDSuite point to elevated occupancy, a high renter-occupied share, and strong essential retail access—factors that typically support leasing stability and collections for well-managed properties.
According to CRE market data from WDSuite, ownership costs in the area are high relative to incomes, reinforcing reliance on multifamily housing. Looking within a 3-mile radius, forecasts show rising household counts and incomes alongside continued rent growth, which can support pricing power for renovated or well-amenitized product. Given the 1976 vintage, investors should underwrite near- to medium-term capital planning for building systems and potential value-add interior upgrades to strengthen competitiveness.
- Elevated neighborhood occupancy and strong renter base support stable operations
- High grocery/restaurant access and Urban Core location aid retention
- Household and income growth within 3 miles underpin future demand
- 1976 vintage offers value-add upside but requires prudent CapEx planning
- Watchpoints: rent-to-income pressure and modest school ratings may influence leasing strategy