| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 41st | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6402 Ben Ave, North Hollywood, CA, 91606, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1986 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6402 Ben Ave, North Hollywood Multifamily Investment
Positioned in an Urban Core pocket with strong renter concentration and high-cost ownership dynamics, this asset benefits from steady tenant demand and competitive positioning versus older local stock, according to WDSuite’s CRE market data.
Neighborhood fundamentals are solid for workforce-oriented rentals. The area carries a B+ neighborhood rating and ranks 482 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, making it competitive among Los Angeles-Long Beach-Glendale neighborhoods. Amenity access is a clear strength: food-and-beverage density and daily needs (cafes, restaurants, pharmacies, groceries) trend in the top quartile among 1,441 metro neighborhoods, supporting walkable convenience that helps retention.
At the neighborhood level, renter-occupied housing comprises roughly 58.2% of units, indicating a deep tenant base for multifamily. Neighborhood occupancy is reported at 90.5%; while not peak for Los Angeles, sustained demand is supported by the area’s role as a renter hub and proximity to employment corridors, based on CRE market data from WDSuite.
Within a 3-mile radius, demographics show a large resident base and signs of household growth even as average household size trends smaller. This dynamic typically expands the pool of renters and supports leasing activity and occupancy stability. Median contract rents in the 3-mile area have risen over the last five years, aligning with the broader Los Angeles trend of rent growth outpacing incomes in high-demand nodes, an important consideration for pricing power and lease management.
Vintage matters for competitive positioning. The property was built in 1986, newer than the neighborhood’s average 1965 vintage. That relative youth can reduce near-term functional obsolescence versus older assets, while still warranting targeted modernization or systems updates to align with current renter expectations—often a practical value-add path in supply-constrained Los Angeles submarkets.
Ownership costs in the immediate neighborhood are elevated (home values are high relative to incomes), which tends to reinforce reliance on multifamily rentals. For investors, this supports depth of demand and can bolster lease-up and retention, though it also requires thoughtful affordability management to minimize turnover risk when renewals are priced.
Safety indicators are generally favorable in a regional context. The neighborhood’s overall crime measure trends above the national average for safety, and it performs above the metro median. Recent data also indicates sharp year-over-year declines in both property and violent offense rates, suggesting improving conditions. As always, conditions can vary by block and over time, so investors should align underwriting with observed, neighborhood-level trends rather than single-year snapshots.
Proximity to major media and corporate employers supports a steady renter pipeline and commute convenience for professionals. Nearby demand drivers include Charter Communications, Radio Disney, The Walt Disney Company, Live Nation Entertainment, and Avery Dennison.
- Charter Communications — corporate offices (2.97 miles)
- Radio Disney — corporate offices (3.81 miles)
- Disney — corporate offices (4.47 miles) — HQ
- Live Nation Entertainment — corporate offices (7.77 miles) — HQ
- Avery Dennison — corporate offices (8.15 miles) — HQ
6402 Ben Ave offers investors a 21-unit, 1986-vintage asset in a renter-heavy Urban Core location where elevated ownership costs reinforce multifamily demand. The property’s vintage is newer than the neighborhood average, providing a competitive edge versus older stock while leaving room for targeted upgrades to enhance rentability. Neighborhood occupancy sits near the mid-90s threshold typical of balanced Los Angeles submarkets, and renter-occupied share is high, supporting depth of tenant demand. Within a 3-mile radius, households have grown and are projected to increase further with smaller household sizes, pointing to renter pool expansion and leasing durability.
Amenity density (cafes, restaurants, pharmacies, groceries) ranks among the metro’s stronger pockets, supporting daily convenience and retention. In a high-cost ownership market, elevated home values relative to incomes tend to sustain rental demand and support pricing power, though rent-to-income levels warrant proactive renewal strategies. According to CRE market data from WDSuite, neighborhood-level demand drivers and employer proximity underpin stable leasing fundamentals over a full cycle.
- Newer 1986 vintage than neighborhood average, with practical value-add potential via modernization
- Renter concentration and strong amenity access support demand depth and retention
- Employer proximity (media and corporate nodes) reinforces steady professional renter pipeline
- Risk: affordability pressure and school ratings require careful lease management and unit positioning