| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 73rd | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5233 Bellingham Ave, Valley Village, CA, 91607, US |
| Region / Metro | Valley Village |
| Year of Construction | 1978 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5233 Bellingham Ave, Valley Village Multifamily Investment
Strong renter demand and stable neighborhood occupancy support income durability in Valley Village; according to CRE market data from WDSuite, local fundamentals outperform many peer areas within the Los Angeles metro.
Located in Valley Village’s Urban Core, the surrounding neighborhood holds an A rating and ranks 111 out of 1,441 Los Angeles metro neighborhoods, placing it in the top quartile locally. For investors, this positioning points to durable renter interest and competitive leasing dynamics relative to other nearby submarkets.
Amenity access is a clear strength: the area sits in the 98th percentile nationally for grocery density and the 96th percentile for both restaurants and cafes, with pharmacies also above average. Park access is limited within the immediate neighborhood, which may modestly reduce lifestyle appeal for some residents, but the overall daily-needs coverage is robust.
Renter-occupied share is high at the neighborhood level (75.8%), signaling a deep tenant base for multifamily product and supporting ongoing leasing velocity and retention. Neighborhood occupancy is also healthy (96.4%), which, when viewed alongside median contract rents and a rent-to-income ratio around 26%, suggests manageable affordability pressure that can aid renewal rates and reduce turnover risk.
Within a 3-mile radius, demographics indicate a steady renter pool: total households have edged up in recent years and are projected to increase further by 2028, expanding the addressable tenant base. Population growth is expected to resume after a recent dip, and average household size is trending smaller, which can support demand for multifamily units. Average school ratings sit near the national middle, while elevated ownership costs (neighborhood home values and a high value-to-income ratio in the national top percentiles) reinforce reliance on rental housing — a constructive backdrop for multifamily demand. Based on CRE market data from WDSuite, the neighborhood’s average NOI per unit ranks in the 94th percentile nationally, underscoring competitive operating performance at the neighborhood level (not specific to this property).
Relative to U.S. neighborhoods, the area around Valley Village performs above average on safety (roughly the 78th national percentile), and it is competitive among Los Angeles neighborhoods. Recent year-over-year estimates indicate notable declines in both property and violent offense rates, which helps underpin leasing stability. As always, conditions can vary by block, so investors should validate on-the-ground patterns alongside these metro- and neighborhood-level indicators.
Proximity to major media and telecom employers supports a deep professional renter base and commute convenience for residents. Notable nearby employers include Radio Disney, Charter Communications, Disney, Live Nation Entertainment, and Activision Blizzard Studios.
- Radio Disney — media (3.4 miles)
- Charter Communications — telecom (3.9 miles)
- Disney — entertainment (4.3 miles) — HQ
- Live Nation Entertainment — live entertainment offices (5.5 miles)
- Activision Blizzard Studios — gaming & production (6.8 miles)
This 20-unit asset sits within a high-performing Los Angeles submarket where renter concentration and occupancy are both strong. Elevated ownership costs in the surrounding neighborhood, combined with healthy neighborhood occupancy, point to sustained rental demand and steady leasing fundamentals. According to CRE market data from WDSuite, neighborhood-level performance indicators are competitive nationally, supporting an outlook of stable operations with selective pricing power.
Within a 3-mile radius, households are projected to increase by 2028 and population is expected to expand, broadening the tenant base. Amenity density is a differentiator — daily-needs retail and dining options rank near the top nationally — which can aid retention. Key considerations include limited park access within the neighborhood and the need to monitor affordability pressure over time as rents and incomes evolve.
- High renter-occupied share and healthy neighborhood occupancy support leasing stability
- Elevated ownership costs reinforce reliance on multifamily housing, aiding demand depth
- Household growth within 3 miles expands the tenant base and supports retention
- Strong amenity access (groceries, dining, services) enhances resident convenience
- Risks: limited park access locally; continue to monitor rent-to-income trends and operating volatility typical of smaller assets