| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 83rd | Best |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4905 N Whitsett Ave, Valley Village, CA, 91607, US |
| Region / Metro | Valley Village |
| Year of Construction | 1975 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4905 N Whitsett Ave, Valley Village Multifamily Investment
B+ neighborhood fundamentals and a deep renter base point to durable leasing in Valley Village, according to WDSuite’s CRE market data. High ownership costs nearby support sustained rental demand relative to for-sale alternatives.
Valley Village sits within the Los Angeles-Long Beach-Glendale metro and is rated B+ among 1,441 metro neighborhoods, placing it above the metro median overall. Neighborhood occupancy is 95.3% (around the metro median), which supports steady cash flow potential and manageable turnover risk for multifamily investors.
Local dynamics skew renter-friendly. Within a 3-mile radius, approximately two-thirds of housing units are renter-occupied, indicating a sizable tenant pool that can support absorption and renewal activity. Forecasts within the same 3-mile radius point to population growth and a substantial increase in households alongside smaller average household sizes by 2028, which typically expands the renter pool and supports occupancy stability.
The ownership landscape is high-cost: neighborhood home values sit near the top of U.S. markets, reinforcing renter reliance on multifamily housing and supporting pricing power where product quality and management execution are competitive. Median contract rents in the neighborhood have risen over the last five years, and forward projections for the 3-mile area indicate additional rent growth, which investors should balance against rent-to-income levels when planning renewals and new leases.
Amenities are mixed. Restaurant density ranks in the top decile nationally, and pharmacy access is similarly strong, while parks, cafes, and grocery stores are less concentrated within the immediate neighborhood boundary. From a commercial real estate analysis perspective, this pattern suggests investors can lean on dining and services proximity while recognizing residents may travel slightly farther for certain daily-needs retail.
Vintage and value-add: The property’s 1975 construction is slightly older than the neighborhood’s average vintage. Investors should underwrite ongoing capital planning for building systems and common-area modernization; selective renovations can enhance competitiveness against newer stock without over-improving beyond neighborhood expectations.
Safety indicators show a nuanced picture. Relative to Los Angeles metro peers, the neighborhood’s crime rank is 76 out of 1,441 neighborhoods, indicating crime levels that are elevated versus many local areas. Nationally, however, WDSuite places the neighborhood in a high safety percentile, reflecting stronger safety positioning compared with a broad set of U.S. neighborhoods.
Recent trends point to notable year-over-year declines in both violent and property offense estimates, which, if sustained, would be supportive of tenant retention and leasing stability. Investors should continue to monitor submarket-level trends and property-level measures to maintain resident confidence.
Proximity to entertainment and corporate offices underpins renter demand through short commutes and a broad professional employment base. Key nearby employers include Radio Disney, Charter Communications, Disney, Live Nation Entertainment, and AECOM.
- Radio Disney — corporate offices (3.7 miles)
- Charter Communications — telecom & media (4.4 miles)
- Disney — entertainment & media (4.6 miles) — HQ
- Live Nation Entertainment — entertainment offices (5.4 miles)
- AECOM — engineering & infrastructure (7.0 miles) — HQ
This 21-unit asset in Valley Village benefits from a deep renter base, steady neighborhood occupancy around the metro median, and a high-cost ownership market that sustains multifamily demand. Based on CRE market data from WDSuite, home values are elevated and neighborhood rents have risen over five years, supporting pricing power when paired with quality renovations and effective lease management.
The 1975 vintage suggests straightforward value-add potential: targeted interior and common-area upgrades can improve positioning against older stock while maintaining affordability relative to new deliveries. Within a 3-mile radius, forecasts show population growth and a sizable increase in households with smaller average household sizes by 2028, indicating a larger tenant base and support for occupancy stability. Investors should balance this backdrop against rent-to-income pressures by calibrating renewal strategies and amenity investments.
- Deep 3-mile renter base with projected household growth supports absorption and renewals
- High-cost ownership market reinforces reliance on rental housing and supports pricing power
- 1975 vintage offers value-add upside via system upgrades and unit renovations
- Employment access to nearby entertainment and corporate offices aids leasing velocity
- Risk: Rent-to-income pressure requires disciplined renewal management and amenity targeting