| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 65th | Good |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5640 Farmdale Ave, North Hollywood, CA, 91601, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1990 |
| Units | 37 |
| Transaction Date | 2000-05-22 |
| Transaction Price | $2,712,500 |
| Buyer | LEVIN STANLEY |
| Seller | PLAZA 6000 PARTNERS |
5640 Farmdale Ave, North Hollywood Multifamily Investment
Neighborhood occupancy sits in the mid‑90s with a high share of renter‑occupied units, supporting durable leasing fundamentals, according to WDSuite’s CRE market data.
Located in North Hollywood’s Urban Core, the neighborhood earns an A- rating and is in the top quartile among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods. For investors, that positioning signals competitive livability and stable renter demand relative to the metro.
Everyday amenities are strong: restaurants are dense (upper‑percentile nationally) with solid grocery and pharmacy access. Cafe and park density are limited, which can temper lifestyle appeal at the micro level but does not typically undermine leasing in transit‑served, employment‑rich pockets of the San Fernando Valley.
Housing dynamics are favorable for multifamily operators. Roughly 64.1% of neighborhood housing units are renter‑occupied (a high national percentile), indicating a deep tenant base and consistent renewal potential. Neighborhood occupancy is 94.2% (above the national median), and NOI per unit trends rank in the top decile nationally, underscoring income resilience for comparable assets, based on CRE market data from WDSuite.
Vintage context matters. The property’s 1990 construction is newer than the neighborhood average year built (1972), which generally supports competitive positioning versus older stock while still warranting targeted modernization and systems updates to meet today’s renter expectations.
Within a 3‑mile radius, demographics show a slight recent population dip but modest household growth, with forecasts pointing to notable increases in households by 2028. This implies a larger tenant base over time even as average household size trends lower. Median incomes are above many U.S. neighborhoods, and elevated home values in the immediate area reinforce reliance on rental housing—factors that can support occupancy stability and pricing power for well‑maintained assets.
School ratings in the neighborhood average near the lower end of the national distribution, which can matter for family‑oriented demand; however, proximity to employment centers and transit typically anchors renter demand in this submarket.
Safety indicators should be interpreted in comparative terms. Neighborhood violent‑offense metrics are safer than most areas nationwide (upper‑quartile national standing), while property‑offense levels sit closer to the national median. Both violent and property offenses show marked year‑over‑year declines, which, if sustained, would be supportive for renter retention and leasing stability.
Conditions can vary within short distances. Investors should review recent, block‑level reports and engage local property management to validate current patterns across the Los Angeles-Long Beach-Glendale metro.
Nearby corporate offices in media and communications provide a strong white‑collar employment base and short commutes, supporting renter demand and renewal prospects for workforce and professional households. Key employers include Radio Disney, Charter Communications, Disney, Live Nation Entertainment, and Avery Dennison.
- Radio Disney — corporate offices (2.6 miles)
- Charter Communications — corporate offices (2.8 miles)
- Disney — corporate offices (3.4 miles) — HQ
- Live Nation Entertainment — corporate offices (5.4 miles)
- Avery Dennison — corporate offices (7.2 miles) — HQ
5640 Farmdale Ave offers scale at 37 units in a renter‑heavy North Hollywood neighborhood where occupancy has been running above the national median and rents trend in the upper national percentiles. Elevated home values locally and a high share of renter‑occupied housing units point to a durable tenant base and steady renewal potential. According to WDSuite’s commercial real estate analysis, the area’s NOI per‑unit benchmarks are nationally strong, reinforcing the case for income stability when operations are well managed.
Built in 1990—newer than the neighborhood’s average 1972 vintage—the asset should remain competitive versus older stock while benefiting from targeted value‑add: unit interiors, building systems, and amenities modernization to meet current renter preferences. Within a 3‑mile radius, recent household growth and projections for further increases suggest a larger renter pool ahead, supporting occupancy and pricing over a longer hold.
- Renter‑heavy neighborhood (high national percentile) supports demand depth and renewal stability.
- Occupancy above national median and strong neighborhood NOI per‑unit trends point to income resilience.
- 1990 vintage offers competitive positioning versus older stock with clear value‑add pathways.
- High local home values reinforce reliance on rental housing, supporting pricing power.
- Risks: limited park/cafe density and below‑average school ratings may temper appeal for some households; ongoing monitoring of submarket safety trends is prudent.