| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 73rd | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5221 Bellingham Ave, Valley Village, CA, 91607, US |
| Region / Metro | Valley Village |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5221 Bellingham Ave Valley Village Multifamily Investment
Renter demand in the Valley Village neighborhood is supported by a high share of renter-occupied units and occupancy in the mid-90s, according to WDSuite’s CRE market data. This positioning favors income stability for a 20-unit asset while offering potential to capture continued Los Angeles rent growth.
Valley Village scores an A neighborhood rating and ranks 111 out of 1,441 Los Angeles metro neighborhoods, indicating competitive fundamentals within the urban core. Amenity access is a local strength: groceries and restaurants sit in the top national percentiles, helping support renter retention and day-to-day convenience. Park access is limited within the immediate neighborhood, which modestly tempers the lifestyle profile, while school ratings trend around national averages.
For multifamily operations, neighborhood occupancy is approximately 96% and has edged higher over the past five years, reinforcing leasing stability relative to many U.S. submarkets. The neighborhood’s renter-occupied share is high, signaling depth in the tenant base and ongoing demand for professionally managed units. Home values rank near the top nationally, creating a high-cost ownership market that tends to sustain reliance on rental housing and supports pricing power when lease management is disciplined.
Within a 3-mile radius, recent population change has been roughly flat, but WDSuite’s data indicates households are projected to grow and average household size to decline, which typically expands the renter pool and supports occupancy stability. Median household incomes have risen over the last five years and are forecast to continue growing, which can mitigate affordability pressure and improve renewal outcomes as rents adjust.
Vintage considerations matter: the property’s 1985 construction is newer than the neighborhood average year of 1978. This typically provides a competitive edge versus older stock while still warranting targeted modernization of building systems and finishes to defend rents and reduce future capital surprises. Neighborhood NOI per unit benchmarks place the area in the top quartile nationally, suggesting operational potential for well-managed assets.
Neighborhood safety metrics compare favorably: overall crime sits around the 78th percentile nationally (safer than many neighborhoods), and both violent and property offense levels are modestly better than national averages. Importantly, WDSuite’s data shows significant year-over-year declines in estimated offense rates, indicating an improving trend rather than block-level guarantees.
Within the Los Angeles metro context (1,441 neighborhoods), Valley Village is competitive on safety, though conditions can vary by corridor and time of day. Investors should underwrite standard security and lighting measures common to urban core assets while recognizing that recent trends have been moving in a positive direction.
Proximity to major media and professional services employers supports a steady renter base seeking commute convenience. Nearby anchors include Radio Disney, Charter Communications, Disney, Live Nation Entertainment, and AECOM.
- Radio Disney — media (3.4 miles)
- Charter Communications — telecommunications (3.9 miles)
- Disney — entertainment (4.3 miles) — HQ
- Live Nation Entertainment — entertainment (5.5 miles)
- AECOM — engineering & professional services (7.4 miles) — HQ
5221 Bellingham Ave is positioned in a high-demand renter neighborhood where occupancy is in the mid-90s and renter concentration is elevated, supporting income durability. The 1985 vintage is newer than the local average, offering competitiveness versus older stock while presenting targeted value-add opportunities through system updates and interior modernization. According to CRE market data from WDSuite, neighborhood NOI per unit benchmarks fall in the top quartile nationally, and elevated home values across the area reinforce reliance on rental housing, aiding pricing power with prudent lease management.
Within a 3-mile radius, household counts are expected to increase even as average household size trends lower, typically expanding the renter pool and supporting leasing velocity. Amenity density is strong for daily needs, though limited park access and middling school ratings warrant thoughtful positioning toward working professionals and lifestyle renters. Underwriting should also account for standard urban-core risk management despite recent improvements in safety metrics.
- High renter concentration and ~96% neighborhood occupancy support demand stability
- 1985 vintage offers competitiveness with selective value-add and systems upgrades
- Strong amenity access and major employment nodes nearby bolster retention
- High-cost ownership market sustains reliance on rentals and potential pricing power
- Risks: limited park access, average school ratings, and typical urban-core operating considerations