| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 73rd | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5260 Bellingham Ave, Valley Village, CA, 91607, US |
| Region / Metro | Valley Village |
| Year of Construction | 1977 |
| Units | 25 |
| Transaction Date | 1998-05-31 |
| Transaction Price | $1,700,000 |
| Buyer | LAMONT PROPERTIES LLC |
| Seller | BELLINGHAM PROPERTIES |
5260 Bellingham Ave Valley Village Apartment Investment
Neighborhood-level occupancy is resilient and renter demand is deep in this Urban Core pocket of Valley Village, according to WDSuite’s CRE market data.
Valley Village scores an A neighborhood rating and ranks 111th out of 1,441 Los Angeles–area neighborhoods, placing it in the top quartile locally. For multifamily owners, this positioning signals durable demand and competitive fundamentals versus much of the metro.
Everyday convenience is a clear strength: grocery, restaurant, cafe, childcare, and pharmacy densities all sit well above national norms, supporting renter retention and lease-up velocity. Park access is limited, which may matter for some resident profiles, but the broader amenity mix offsets that for many urban renters.
Renter-occupied housing makes up roughly three-quarters of neighborhood units, indicating a sizable tenant base and consistent leasing demand. Neighborhood occupancy is strong and sits above national averages, reinforcing income stability for well-maintained assets.
Within a 3-mile radius, households have edged higher in recent years and are projected to increase further by 2028, even as average household size trends lower. This points to a larger renter pool over time and supports ongoing absorption. Elevated home values in the immediate area create a high-cost ownership market, which tends to sustain multifamily demand and modest pricing power, while the local rent-to-income profile suggests comparatively manageable affordability pressure that can aid renewals.
Schools test around the national midrange on average, and the adult educational attainment rate in the neighborhood ranks in a high national percentile. Together with strong amenities and an Urban Core location, these dynamics position properties to compete effectively for quality tenants relative to metro peers.
Relative to Los Angeles peers, the neighborhood’s safety profile is competitive, landing in the top quartile among 1,441 metro neighborhoods and above many areas nationwide. Nationally benchmarked indicators place the area safer than a majority of U.S. neighborhoods, with recent data also pointing to a sharp year-over-year decline in both property and violent offense estimates.
While no location is risk-free and conditions can vary block to block, the combination of metro-relative standing and improving trend signals reduces downside risk compared with more challenged parts of the region.
Proximity to major media and communications employers supports steady renter demand and commuting convenience, particularly for workforce and creative professionals tied to these hubs. Key nearby employers include Radio Disney, Charter Communications, Disney, Live Nation Entertainment, and Activision Blizzard Studios.
- Radio Disney — corporate offices (3.4 miles)
- Charter Communications — telecommunications (3.9 miles)
- Disney — entertainment (4.3 miles) — HQ
- Live Nation Entertainment — entertainment (5.5 miles)
- Activision Blizzard Studios — gaming & media (6.8 miles)
Positioned in a top-quartile Los Angeles neighborhood with strong amenities and a large renter-occupied housing base, 5260 Bellingham Ave benefits from depth of demand and above-average occupancy at the neighborhood level. Elevated local home values create a high-cost ownership market that tends to sustain reliance on rentals, while the area’s rent-to-income profile indicates comparatively manageable affordability pressure that can support retention. Based on CRE market data from WDSuite, these dynamics align with a stable, long-term income thesis for well-operated assets.
- Large renter-occupied housing share and strong neighborhood occupancy support durable cash flow.
- High-cost ownership market reinforces rental demand and modest pricing power.
- Amenity-rich Urban Core location aids lease-up velocity and resident retention.
- Within a 3-mile radius, projected growth in households expands the renter pool over the next few years.
- Risks: limited park access and exposure to entertainment/media employment cycles may affect certain renter segments.