| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 69th | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5608 Saint Clair Ave, Valley Village, CA, 91607, US |
| Region / Metro | Valley Village |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 1998-12-28 |
| Transaction Price | $1,530,000 |
| Buyer | ORMOND ROBERT |
| Seller | DUCHMAN MENDEL |
5608 Saint Clair Ave Valley Village Multifamily Investment
This 24-unit property sits in a neighborhood with 95.6% occupancy and strong rental demand, supported by a 60.4% renter-occupied housing base according to CRE market data from WDSuite.
Valley Village presents a stable rental environment with neighborhood-level occupancy at 95.6%, ranking in the top quartile among 1,491 Los Angeles metro neighborhoods. The area maintains strong rental demand with 60.4% of housing units renter-occupied, placing it in the 94th national percentile for rental tenure. Demographics within a 3-mile radius show a mature renter base, with 28.1% of residents aged 18-34 and median household incomes of $83,532.
The property's 1986 construction year aligns with the neighborhood average of 1973, indicating consistent building stock that may present value-add renovation opportunities. Current contract rents average $1,850 for one-bedroom units, with 5-year rent growth of 43.4% reflecting strong pricing power. The area benefits from excellent grocery access with 4.6 stores per square mile (95th national percentile) and substantial restaurant density at 16.1 establishments per square mile.
Demographic projections through 2028 indicate household growth of 36.4% within the 3-mile radius, supporting expanded renter pool depth. Forecast median household incomes are expected to reach $118,764, representing 42.2% growth that should sustain rent growth potential. However, the rent-to-income ratio currently sits at 27%, ranking in the 10th national percentile, suggesting affordability pressures that require careful lease management and renewal strategies.
The Valley Village neighborhood demonstrates improving safety trends with property crime rates declining 82.1% over the past year, ranking in the 98th national percentile for crime reduction. Current property offense rates of 331.8 per 100,000 residents place the area near the metro median among 1,491 neighborhoods.
Violent crime rates remain notably low at 7.3 incidents per 100,000 residents, with a dramatic 97.4% decrease over the past year placing the neighborhood in the top quartile nationally for violent crime improvement. The overall crime ranking positions Valley Village in the 80th national percentile, indicating above-average safety performance relative to neighborhoods nationwide.
The Valley Village area benefits from proximity to major entertainment and media employers, supporting workforce housing demand for creative and corporate professionals.
- Radio Disney — media and entertainment (3.6 miles)
- Charter Communications — telecommunications (3.7 miles)
- Disney — entertainment and media (4.4 miles) — HQ
- Live Nation Entertainment — entertainment services (5.9 miles)
- Live Nation Entertainment — entertainment services (6.8 miles) — HQ
This Valley Village property offers stable cash flow fundamentals in a high-occupancy submarket with demonstrated rental demand. The neighborhood's 95.6% occupancy rate and 60.4% renter tenure provide a reliable tenant base, while proximity to major entertainment employers supports workforce housing demand. The 1986 construction vintage presents potential value-add opportunities through strategic renovations and unit improvements.
Demographic growth projections show household expansion of 36.4% through 2028, indicating expanding renter demand to support occupancy stability. However, current rent-to-income ratios suggest affordability constraints that require careful lease management. The area's strong grocery and restaurant amenity base supports tenant retention, while declining crime trends enhance the investment environment.
- Neighborhood occupancy at 95.6% with strong rental tenure fundamentals
- Proximity to Disney and entertainment industry employment base
- 36.4% projected household growth supporting renter pool expansion
- Value-add potential through 1986 vintage property improvements
- Risk: Rent-to-income ratios indicate affordability pressures requiring active lease management