| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 30th | Poor |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7526 Simpson Ave, North Hollywood, CA, 91605, US |
| Region / Metro | North Hollywood |
| Year of Construction | 1990 |
| Units | 44 |
| Transaction Date | 2010-01-01 |
| Transaction Price | $5,800,000 |
| Buyer | 8353 Cedros Partners LLC |
| Seller | 7526 Simpson Avenue Apartments |
7526 Simpson Ave North Hollywood Multifamily Investment
Neighborhood fundamentals point to durable renter demand and strong occupancy, according to CRE market data from WDSuite, with this 44-unit asset positioned to capture stable cash flow in an Urban Core pocket of Los Angeles.
The surrounding neighborhood registers C+ with occupancy in the top quartile nationally and competitive among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, based on WDSuite’s CRE market data. The share of housing units that are renter-occupied is very high (top percentile nationally), signaling a deep tenant base that supports leasing stability for multifamily.
Built in 1990, the property is newer than the area’s average vintage of 1966. That relative youth can help competitiveness versus older stock, while investors should still plan for selective system updates and modernization to drive rent positioning and retention.
Amenity access is a local strength: cafes, restaurants, and pharmacies are dense and score well versus national peers, while parks and formal childcare options are limited in the immediate neighborhood. For resident appeal, this balance suggests good daily convenience but highlights the importance of on-site community features to offset limited green space.
Demographic statistics aggregated within a 3-mile radius show modest population ebb in recent years but a small increase in households and a forecast of household growth alongside rising incomes through 2028. That combination typically expands the renter pool and supports occupancy stability, even as smaller household sizes shift unit mix preferences over time. Neighborhood rents trend above national medians, so lease management should consider rent-to-income dynamics to sustain retention.
Safety trends are comparatively favorable. The neighborhood scores in a higher national safety percentile, indicating relatively lower crime versus many U.S. neighborhoods. Within the Los Angeles-Long Beach-Glendale metro, recent data suggests the area is competitive on safety compared with peer neighborhoods, and year-over-year estimates show notable declines in both property and violent incidents, according to WDSuite.
As with any Urban Core location, performance can vary by micro-area and cycle. Investors should underwrite to ongoing monitoring and standard security measures rather than relying solely on recent improvements.
Proximity to entertainment and telecom employers underpins workforce renter demand and commute convenience. Nearby nodes include Charter Communications, Radio Disney, Disney, Live Nation Entertainment, and Avery Dennison.
- Charter Communications — telecommunications offices (2.6 miles)
- Radio Disney — media offices (4.6 miles)
- Disney — studios and corporate (5.1 miles) — HQ
- Live Nation Entertainment — entertainment corporate (7.8 miles)
- Avery Dennison — materials manufacturing corporate (8.3 miles) — HQ
7526 Simpson Ave offers investors a 44-unit asset in an Urban Core pocket with top-quartile national occupancy, deep renter concentration, and strong daily-need amenities. The 1990 vintage is newer than the neighborhood average and can compete well against older inventory, while targeted upgrades present value-add pathways. According to commercial real estate analysis from WDSuite, neighborhood operating performance sits above national medians and safety trends have improved, supporting underwriting focused on steady lease-up and retention.
Forward-looking household growth and income gains within a 3-mile radius point to a larger tenant base over time. Elevated rents relative to national norms and a rent-to-income profile near 0.30 suggest thoughtful pricing and renewal management will be important for sustained occupancy.
- Occupancy in the top quartile nationally and competitive within the Los Angeles metro supports cash flow stability.
- 1990 vintage offers relative competitiveness vs. older local stock, with selective renovation upside.
- Dense retail, dining, and pharmacy access enhances renter convenience and retention potential.
- Expanding 3-mile household counts and rising incomes indicate a growing tenant base over the next cycle.
- Risks: limited parks/childcare nearby and rent-to-income pressures require prudent pricing, amenities, and renewal strategy.