| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 85th | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4636 Cahuenga Blvd, Toluca Lake, CA, 91602, US |
| Region / Metro | Toluca Lake |
| Year of Construction | 2003 |
| Units | 43 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4636 Cahuenga Blvd Toluca Lake Multifamily Investment
2003 construction in an A-rated Los Angeles neighborhood positions this 43-unit asset competitively versus older local stock, according to CRE market data from WDSuite. Neighborhood occupancy and renter dynamics referenced below reflect the surrounding area, not this specific property.
Toluca Lake’s neighborhood fundamentals skew favorable for multifamily. The area ranks 119 out of 1,441 Los Angeles metro neighborhoods (A rating), placing it in the top quartile locally, with strong lifestyle access and solid demographics. Restaurants, cafes, pharmacies, and childcare density sit well above national norms, supporting day-to-day convenience for residents, while park access is comparatively limited.
The property’s 2003 vintage is newer than the neighborhood’s average construction year of 1971. For investors, this typically reduces near-term capital planning relative to older competitors while still allowing selective modernization to enhance positioning.
Within the neighborhood, an estimated 62% of housing units are renter-occupied, indicating a deep tenant base for multifamily leasing. Neighborhood occupancy is reported at 85.5% with a five-year softening; this is a neighborhood metric, not the asset’s performance, and suggests the need for hands-on leasing and retention strategies in underwriting.
Home values in the neighborhood are elevated versus national benchmarks, and value-to-income ratios are among the highest nationally. In practice, a high-cost ownership market sustains reliance on rental housing, which can support demand depth and pricing power. At the same time, a rent-to-income ratio around 30% indicates potential affordability pressure; proactive lease management and product differentiation can help protect retention.
Demographic statistics within a 3-mile radius show households and families edging upward historically, with forecasts pointing to growth in households through the mid‑term. This implies a larger renter pool over time—supportive of occupancy stability and absorption—while average household size is expected to trend smaller, which can favor well-designed one- and two-bedroom product. These insights reflect broader Los Angeles dynamics, based on CRE market data from WDSuite.
Education quality benchmarks are competitive for the metro (average school rating near the top quintile nationally), and neighborhood NOI per unit trends rank high versus peers, signaling historically strong operating performance in comparable assets. Together, these factors reinforce renter appeal and long-term leasing fundamentals, even as operators should account for limited park access and periodic macro volatility in Los Angeles.
Safety indicators compare favorably. The neighborhood’s crime ranking sits near the top of Los Angeles neighborhoods (19 out of 1,441), and it is in a high national safety percentile, signaling comparatively lower crime than most areas nationwide. Recent year-over-year estimates also point to notable declines in both violent and property offenses. These are area-level metrics and may vary by block.
Proximity to major entertainment and corporate employers supports a robust renter base seeking commute convenience, notably to Radio Disney, Disney, Charter Communications, Live Nation Entertainment, and Avery Dennison.
- Radio Disney — corporate offices (1.1 miles)
- Disney — corporate offices (2.1 miles) — HQ
- Charter Communications — corporate offices (3.2 miles)
- Live Nation Entertainment — corporate offices (6.0 miles) — HQ
- Avery Dennison — corporate offices (6.0 miles) — HQ
4636 Cahuenga Blvd offers scale at 43 units with a 2003 vintage in a top-quartile Los Angeles neighborhood. Newer construction relative to the area’s 1970s average can reduce immediate capex exposure, while targeted upgrades can further differentiate against older stock. Elevated home values and a high renter concentration in the neighborhood support a durable tenant base, though the area’s softer neighborhood occupancy underscores the importance of disciplined leasing and retention practices.
Investor demand is further supported by dense amenities, competitive school benchmarks, and access to major employment nodes in the entertainment and corporate sectors. According to CRE market data from WDSuite, neighborhood-level rents, incomes, and NOI per unit compare favorably against national peers, pointing to resilient long-term fundamentals. Underwriting should still account for affordability pressure (rent-to-income near 30%) and limited park access, as well as macro sensitivity in the broader LA market.
- 2003 construction offers competitive positioning versus older neighborhood stock with selective value-add potential
- High-cost ownership market reinforces renter reliance, supporting demand depth and pricing power
- Strong employer proximity and amenity density bolster leasing appeal and retention
- Neighborhood occupancy softness and rent-to-income pressure warrant conservative lease-up and renewal assumptions