| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 84th | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4717 Ben Ave, Valley Village, CA, 91607, US |
| Region / Metro | Valley Village |
| Year of Construction | 1987 |
| Units | 33 |
| Transaction Date | 2001-01-08 |
| Transaction Price | $3,625,000 |
| Buyer | KHADER BASEM N |
| Seller | SANTA BARBARA EQUITIES |
4717 Ben Ave, Valley Village Multifamily Investment
Renter demand is supported by a high renter-occupied share and a high-cost ownership market, pointing to a deep tenant base and steady leasing. These dynamics, according to WDSuite’s CRE market data, indicate stable occupancy with room for value-add execution.
Valley Village scores A at the neighborhood level and sits in the top quartile among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods, signaling durable fundamentals for multifamily. The property’s 1987 vintage is newer than the neighborhood’s average construction year (1970), which can position it competitively versus older stock while still leaving scope for targeted modernization to enhance rents and retention.
Livability supports leasing: restaurants and parks index well (both in the 90s by national percentile), and grocery access is also strong (upper-80s). Cafes and pharmacies are less dense locally, which may modestly temper lifestyle convenience, but the broader amenity mix is competitive among Los Angeles neighborhoods. Median home values trend in the high 90s by national percentile, reflecting a high-cost ownership market that tends to reinforce reliance on multifamily rentals and support pricing power.
For investors evaluating demand depth, the neighborhood has a high renter-occupied share (around seven in ten units), indicating a substantial tenant pool and broad appeal for professionally managed apartments. Neighborhood occupancy has held in the low-90s in recent years with a positive directional trend, a constructive backdrop for lease stability and renewal performance. Median contract rents have advanced over the past five years, consistent with broader Los Angeles fundamentals.
Within a 3-mile radius, demographics show a slightly smaller household size today and projections for population growth and a notable increase in households over the next five years. This points to a larger renter base and supports occupancy stability and leasing velocity. Income levels in the area are healthy, and rent-to-income readings indicate manageable affordability pressure, which can aid renewal rates and limit turnover risk.
Safety indicators compare favorably at the national level, with the neighborhood landing in the upper quartile for overall crime outcomes nationwide. Recent trends are constructive as well, with both property and violent incident estimates showing sharp year-over-year declines, placing the area among top improvers nationally according to WDSuite’s CRE market data.
As always, safety varies by block and over time. Investors should consider property-level measures and local management practices alongside these neighborhood-scale trends when underwriting retention and operating expenses.
Nearby media and telecom employers provide a sizable professional workforce and commuting convenience that can support renter demand and retention. Key nodes include Radio Disney, Disney, Charter Communications, Live Nation Entertainment, and Activision Blizzard Studios.
- Radio Disney — media & entertainment (3.0 miles)
- Disney — media & entertainment (4.0 miles) — HQ
- Charter Communications — telecom (4.1 miles)
- Live Nation Entertainment — media & entertainment (5.7 miles) — HQ
- Activision Blizzard Studios — gaming & entertainment (6.1 miles)
4717 Ben Ave is a 33-unit asset in Valley Village where renter demand is reinforced by a high renter-occupied share and elevated ownership costs. The 1987 vintage is newer than the neighborhood average, offering relative competitiveness versus older stock while leaving room for targeted value-add to enhance unit finishes and operating efficiency. According to CRE market data from WDSuite, neighborhood NOI per unit benchmarks strong nationally, and occupancy has remained steady in the low-90s, supporting income durability.
Within a 3-mile radius, projections call for population growth and a sizable increase in households alongside smaller average household sizes, indicating a larger tenant base and potential renter pool expansion. Strong amenity access to restaurants, parks, and groceries complements these fundamentals, while modest gaps in cafes/pharmacies and normal market cyclicality remain underwriting considerations.
- Newer 1987 vintage versus neighborhood average, with value-add and operational upside
- High renter-occupied share and high-cost ownership market support deep tenant base and pricing power
- Stable neighborhood occupancy and nationally strong NOI-per-unit benchmarks
- 3-mile outlook shows population growth and more households, indicating renter pool expansion
- Risks: amenity gaps (cafes/pharmacies), normal market cyclicality, and ongoing safety monitoring by submarket