| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 85th | Best |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3662 Midvale Ave, Los Angeles, CA, 90034, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1975 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3662 Midvale Ave, Los Angeles Multifamily Investment
Renter demand is supported by an amenity-dense Urban Core location and elevated ownership costs in the neighborhood, according to WDSuite’s CRE market data. This positioning can aid leasing velocity and retention even as local occupancy trends remain mixed.
The property sits in an Urban Core pocket of Los Angeles that ranks in the top quartile among 1,441 metro neighborhoods, reflecting strong fundamentals for renters and daily convenience. Amenity density is a clear strength: neighborhood measures for cafes, groceries, pharmacies, and restaurants are among the highest nationally, supporting lifestyle appeal and weekday traffic that multifamily assets benefit from.
Neighborhood housing signals point to durable renter demand. WDSuite indicates a high share of renter-occupied units at the neighborhood level, which deepens the tenant base and helps stabilize leasing through cycles. Median home values sit at the high end nationally, reinforcing renter reliance on multifamily housing and providing owners with pricing power when paired with effective lease management.
Construction vintage nearby averages around the early 1970s, while the subject’s 1975 build is slightly newer. For investors, this suggests competitive positioning versus older stock, with potential to create value through targeted modernization of systems, common areas, and in-unit finishes as part of a thoughtful capital plan.
Within a 3-mile radius, demographic statistics from WDSuite show households have been increasing even as average household size trends lower, expanding the pool of potential renters. Looking ahead, forecasts point to growth in both population and households by 2028, which supports a larger tenant base and sustained demand for rental units. Rent-to-income levels indicated for the neighborhood point to manageable affordability pressure relative to local incomes, a positive for retention.
Safety indicators benchmark above national averages, with the neighborhood landing in the top quartile nationwide on several measures, according to WDSuite. Recent data also show meaningful year-over-year declines in both violent and property offense rates, suggesting improving conditions rather than a short-term fluctuation.
As with any urban Los Angeles location, conditions can vary block to block and over time. Investors typically account for this by emphasizing lighting, access controls, and resident engagement to help sustain the positive trend line reflected in the broader neighborhood statistics.
Proximity to major corporate offices underpins a steady renter base drawn to commute convenience. Notable nearby employers include Activision Blizzard, Symantec, AECOM, Microsoft, and Occidental Petroleum.
- Activision Blizzard — interactive entertainment (2.3 miles) — HQ
- Symantec — cybersecurity offices (2.5 miles)
- AECOM — engineering & infrastructure (2.8 miles) — HQ
- Microsoft Offices The Reserves — software offices (3.1 miles)
- Occidental Petroleum — energy corporate offices (3.3 miles) — HQ
3662 Midvale Ave combines an amenity-rich Urban Core location with a deep renter pool and strong market context. Based on CRE market data from WDSuite, neighborhood indicators show high renter-occupied concentrations, top-tier amenity access, and elevated home values that collectively support multifamily demand and lease retention. Although neighborhood occupancy trends have been mixed, rent-to-income levels indicate manageable affordability pressure, which can aid collections and renewal rates.
The 1975 construction is slightly newer than the surrounding early-1970s stock, providing relative competitiveness while leaving room for value-add through modernization of building systems and finishes. Within a 3-mile radius, households are increasing and are projected to grow further by 2028, expanding the tenant base and supporting long-term leasing fundamentals.
- Amenity-dense Urban Core location supports renter demand and daily convenience.
- High renter-occupied share and elevated home values reinforce pricing power and retention.
- 1975 vintage offers competitive position versus older stock with value-add potential.
- 3-mile forecasts point to population and household growth, enlarging the tenant base.
- Risk: neighborhood occupancy has been uneven; active lease and asset management remain important.