| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 73rd | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5328 Hermitage Ave, Valley Village, CA, 91607, US |
| Region / Metro | Valley Village |
| Year of Construction | 1972 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5328 Hermitage Ave, Valley Village Multifamily Investment
Positioned in an A-rated Los Angeles neighborhood with durable renter demand and historically high occupancy, the asset offers steady in-place operations with value-add potential. Neighborhood fundamentals remain supportive according to WDSuite’s CRE market data.
The property sits in Valley Village’s Urban Core, ranked in the top quartile among 1,441 Los Angeles metro neighborhoods (Neighborhood Rating: A). Amenity access is a clear strength: neighborhood densities of groceries and cafes are high compared with national benchmarks, supporting daily convenience and leasing appeal for residents.
Renter-occupied housing comprises a large share of neighborhood units, indicating depth in the tenant base and resilience for multifamily demand. Neighborhood occupancy is strong and has edged higher in recent years, helping underpin income stability for well-managed assets.
Within a 3-mile radius, demographics show a modest population dip in the prior period with households holding roughly steady; forward-looking projections indicate population growth and a rise in household counts alongside smaller average household sizes. For investors, that points to a larger renter pool and sustained demand for professionally managed apartments rather than a reliance on larger-unit living.
Ownership costs in the neighborhood are elevated relative to incomes by national standards, which typically sustains reliance on multifamily housing and bolsters pricing power and lease retention in stable assets. At the same time, rent-to-income levels remain manageable relative to national norms, which can mitigate near-term affordability pressure and support renewal outcomes.
Construction vintage in the immediate area skews slightly newer than this asset. With a 1972 build, investors should plan for targeted capital projects and consider interior and systems upgrades to enhance competitiveness versus younger stock. Average school ratings nearby are around the national midpoint, which is serviceable for a broad renter profile but may not be a primary demand driver.
Based on WDSuite’s CRE market data, the neighborhood’s safety profile is favorable in context: it places in the top quartile among 1,441 Los Angeles metro neighborhoods and around the upper tiers nationally. Recent estimates also indicate notable year-over-year declines in both property and violent offenses, suggesting an improving trend rather than a one-off datapoint.
As always, investors should evaluate submarket trends over multiple periods and compare against nearby Los Angeles neighborhoods to validate assumptions about operating stability and resident retention.
Proximity to major media, entertainment, and engineering employers supports renter demand, commute convenience, and retention for workforce-oriented units. The list below highlights nearby corporate offices that anchor the area’s employment base.
- Radio Disney — media (3.5 miles)
- Charter Communications — telecommunications (3.9 miles)
- Disney — entertainment (4.4 miles) — HQ
- Live Nation Entertainment — live events (6.4 miles) — HQ
- AECOM — engineering (7.6 miles) — HQ
This 22‑unit, 1972 vintage asset in Valley Village benefits from a high-renter neighborhood with historically strong occupancy and robust amenity access. Elevated ownership costs locally tend to reinforce reliance on rental housing, while neighborhood rent-to-income levels signal manageable affordability pressure that can aid renewals and stabilize cash flow, according to CRE market data from WDSuite.
The vintage implies room for selective value-add—particularly interiors and building systems—to sharpen competitive positioning versus slightly newer neighborhood stock. With employment nodes in media and engineering nearby and neighborhood safety trending favorably, the asset is positioned for steady leasing, balanced by prudent capital planning and attention to mid-tier school dynamics.
- High renter concentration and strong neighborhood occupancy support demand depth and income stability.
- Elevated local ownership costs underpin multifamily reliance, aiding pricing power and retention.
- 1972 vintage offers value-add potential through targeted interior and systems upgrades.
- Nearby media and engineering employers provide a durable commuter tenant base.
- Risks: older systems may require capex; average school ratings could temper family-driven leasing.