| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 73rd | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5227 Hermitage Ave, Valley Village, CA, 91607, US |
| Region / Metro | Valley Village |
| Year of Construction | 1973 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5227 Hermitage Ave Valley Village Multifamily Investment
High renter concentration and strong neighborhood occupancy support durable income streams in an Urban Core pocket of Los Angeles, according to WDSuite’s CRE market data.
Valley Village sits within the Los Angeles-Long Beach-Glendale metro and ranks in the top quartile nationally for overall neighborhood performance, with a neighborhood rank of 111 among 1,441 metro neighborhoods. The area’s Urban Core setting combines leasing depth with daily convenience, with cafes, restaurants, groceries, and pharmacies scoring in the mid- to high-90s percentiles nationwide. That amenity density typically supports leasing velocity and resident retention for well-managed assets.
Neighborhood occupancy is 96.4% (80th percentile nationally), and 75.8% of housing units are renter-occupied. For multifamily owners, that renter concentration suggests a deep tenant base and supports occupancy stability across cycles. Median contract rents in the neighborhood track above national norms while the rent-to-income ratio trends lower than many coastal submarkets, which can aid renewal retention and reduce turnover risk. Elevated neighborhood home values (top 2% nationally) indicate a high-cost ownership market that tends to reinforce reliance on rental housing rather than competing directly with multifamily options.
Construction in the immediate area skews to the late 1970s (average 1978). At 5227 Hermitage Ave, a 1973 vintage positions the property slightly older than the neighborhood norm, which can present value-add and modernization opportunities in unit interiors, building systems, and common areas to enhance competitive positioning against newer stock.
Within a 3-mile radius, demographics point to a large, diversified renter pool today with a modest population dip in recent years, followed by projected growth and a notable increase in households through the forecast period. Smaller average household sizes are expected, which generally expands the pool of apartment renters and supports leasing demand. Household incomes have been rising in the area, further supporting the ability to sustain rent levels while maintaining occupancy.
Amenities are a relative strength: cafes and restaurants rank in the mid-90s percentiles nationally, and grocery access sits near the top of the distribution. Parks are limited within the immediate neighborhood, which places a premium on on-site outdoor space and nearby private amenities when feasible. Average school ratings are around the national middle, which is typical for dense urban Los Angeles neighborhoods and aligns with a renter-heavy profile.
Relative safety indicators compare favorably: the neighborhood places above the metro median for crime (rank 306 among 1,441 Los Angeles metro neighborhoods) and in the upper tiers nationally (around the 78th percentile for safer outcomes versus neighborhoods nationwide). Recent data also show meaningful year-over-year declines in both property and violent offense rates, a constructive trend for tenant retention and perception.
As with any urban Los Angeles location, conditions can vary by block and over time. Investors typically incorporate standard security measures and lighting, and monitor local trends as part of routine asset management rather than relying on any single-year reading.
Proximity to major media, telecom, and engineering employers underpins renter demand, with commutable access appealing to professionals across entertainment and corporate services. The following nearby employers are indicative of the local employment base that can support leasing and retention:
- Radio Disney — media & entertainment (3.5 miles)
- Charter Communications — telecom & cable services (4.0 miles)
- Disney — media & entertainment (4.4 miles) — HQ
- Live Nation Entertainment — media & live events offices (5.5 miles)
- Live Nation Entertainment — media & live events (6.3 miles) — HQ
5227 Hermitage Ave is a 30-unit, 1973-vintage community in Valley Village, where neighborhood occupancy remains elevated and the share of renter-occupied housing is high. The combination of strong amenity access, a deep renter pool, and a high-cost ownership market supports durable demand for professionally managed apartments. According to commercial real estate analysis from WDSuite, neighborhood NOI per unit trends near the upper end of national distributions, consistent with healthy rent levels relative to operating costs in this urban Los Angeles location.
Forward-looking demographics within a 3-mile radius point to renewed population growth and a notable increase in households, implying smaller household sizes and a larger tenant base over time. Given its slightly older vintage relative to the neighborhood average, the asset presents practical value-add pathways—focused interior upgrades and common-area improvements—to defend occupancy and drive rent premiums while staying mindful of capital planning.
- Renter-heavy neighborhood with 96%+ occupancy supporting income stability
- Dense retail and daily services (cafes, groceries, pharmacies) bolster retention
- High-cost ownership market reinforces multifamily demand and pricing power
- 1973 vintage offers value-add and modernization potential versus newer stock
- Risk: limited park access and mid-range school ratings; maintain amenities and programming to offset