| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 45th | Fair |
| Amenities | 66th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2934 Francis Ave, Los Angeles, CA, 90005, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1988 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2934 Francis Ave Los Angeles Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share alongside dense amenities, according to WDSuite s CRE market data. Neighborhood occupancy trends point to stable but competitive leasing conditions, favoring well-managed assets.
Located in Los Angeles s Urban Core, the neighborhood earns a B rating and is competitive within the metro, offering investors depth of renter demand and day-to-day convenience. The area shows strong amenity access: grocery and cafe densities rank among the best in the region (ranks 3 and 5 out of 1,441 metro neighborhoods) and sit in the top tier nationally, with pharmacies also testing the upper percentiles. This concentration of daily needs supports leasing velocity and retention for workforce and professional renters.
The property s 1988 vintage is newer than the neighborhood s average construction year of 1969. That relative youth can enhance competitive positioning against older stock, though investors should still underwrite for modernization and systems upgrades typical of late-1980s buildings to strengthen rent realization and reduce near-term CapEx surprises.
Tenure patterns reinforce the multifamily thesis: renter-occupied housing comprises a high share at the neighborhood level (ranked in the top percentile nationally) and aligns with the 3-mile view showing a predominantly renter market. This depth of renter households translates into a broad tenant base and supports occupancy stability for well-located assets, even as leasing remains competitive.
Within a 3-mile radius, households have grown over the past five years and are projected to expand further by 2028, even as overall population edges down a shift consistent with smaller average household sizes and a larger pool of individual households seeking rental options. Median contract rents in the neighborhood have risen over the last five years and sit above national norms, while elevated home values (91st percentile nationally) signal a high-cost ownership market that tends to sustain renter reliance on multifamily housing. Neighborhood occupancy is in the lower half nationally, indicating the need for active leasing and renewal strategies, but strong amenity access and high renter concentration provide durable demand fundamentals.
Neighborhood safety trends are above national averages (72nd percentile nationally), suggesting comparatively lower incident levels than many U.S. neighborhoods. Within the Los Angeles-Long Beach-Glendale, CA metro, the area performs better than portions of the region (crime rank 460 out of 1,441), and recent data indicates meaningful year-over-year declines in both property and violent offenses, which supports investor confidence in longer-term livability and retention.
Proximity to major employers helps support tenant demand and commuting convenience, with nearby roles spanning real estate services, technology, metals distribution, live entertainment, and materials science. The following anchors reflect the immediate employment base likely to influence leasing and retention:
- CBRE Group real estate services (2.1 miles) HQ
- Microsoft technology (2.2 miles)
- Reliance Steel & Aluminum metals distribution (2.3 miles) HQ
- Live Nation Entertainment live entertainment (4.4 miles)
- Avery Dennison materials science & labeling (7.2 miles) HQ
2934 Francis Ave is a 21-unit asset positioned in an amenity-dense Urban Core pocket where renter-occupied housing dominates and daily needs are within close reach. The building s 1988 vintage is newer than much of the surrounding stock, which can help it compete on finishes and functionality after targeted upgrades. Despite neighborhood occupancy levels tracking in the lower half nationally, elevated ownership costs and top-tier access to groceries, cafes, and services underpin durable rental demand and leasing prospects for well-managed assets.
According to CRE market data from WDSuite, neighborhood rents sit above national norms and the area s renter concentration is among the highest nationally, reinforcing depth of the tenant base. Within a 3-mile radius, households have increased and are projected to grow further even as population trends modestly lower, indicating smaller household sizes and a larger renter pool over time. Investors should plan for thoughtful CapEx and active lease management to harness these fundamentals while addressing affordability pressure and competitive leasing dynamics.
- Amenity-rich Urban Core location with top-tier grocery and cafe access supporting leasing and retention.
- High neighborhood renter-occupied share indicates a deep tenant base and demand resilience.
- 1988 vintage offers competitive positioning versus older stock; targeted modernization can enhance rents.
- Strong nearby employment nodes (tech, real estate, entertainment, industrial) broaden the renter pool.
- Risks: occupancy sits below national medians and rent-to-income metrics signal affordability pressure, requiring proactive leasing and renewal strategies.