| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 47th | Fair |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 420 S Harvard Blvd, Los Angeles, CA, 90020, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1991 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
420 S Harvard Blvd Los Angeles Multifamily Opportunity
In an Urban Core setting with a very high share of renter-occupied units and steady neighborhood occupancy, this asset benefits from durable multifamily demand, according to WDSuite’s CRE market data. Elevated ownership costs in the area further support renter reliance, aiding lease retention and pricing discipline.
The property sits in an amenity-dense pocket of Los Angeles where neighborhood access to groceries, pharmacies, restaurants, and cafes ranks in the top tier nationally (many categories at or near the 98th–99th percentiles), according to WDSuite. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood is competitive among 1,441 neighborhoods (ranked 370), signaling strong local fundamentals for workforce and lifestyle renters. Limited park acreage nearby is a known trade-off; investors typically offset this with on-site common areas or walkable amenities.
Neighborhood occupancy has trended upward in recent years and sits near the national midpoint, supporting income stability for well-managed assets. The neighborhood also exhibits a very high renter-occupied share, indicating a deep tenant base and consistent leasing velocity for multifamily operators.
Within a 3-mile radius, demographics show a modest population dip over the last five years while household counts increased, suggesting smaller average household sizes and a broader renter pool. Projections indicate further growth in households over the next five years, which can support occupancy stability and reduce downtime between turns. Median school ratings in the neighborhood are slightly above national medians, which can aid retention for family renters.
Home values are elevated versus national benchmarks, a high-cost ownership landscape that reinforces reliance on rental housing and can support pricing power for well-located, well-operated assets. At the same time, rent-to-income levels point to affordability pressure for some cohorts, calling for attentive lease management, renewal strategies, and amenity-value alignment.
Neighborhood safety indicators compare favorably to national norms overall, with general crime metrics above the national median (around the 75th percentile), while violent and property offense measures sit closer to mid-range levels nationally. Year over year, both violent and property offense estimates have declined sharply, according to WDSuite, which is a constructive trend for long-term leasing and retention.
Safety conditions can vary by block and corridor in Urban Core settings. Investors typically underwrite with recent comparables and on-the-ground diligence to align operating plans, security measures, and unit finishes with micro-location realities.
The location is proximate to a diversified white-collar employment base that supports weekday traffic and multifamily demand, including commercial real estate services, software, metals distribution, entertainment, and gaming.
- CBRE Group — commercial real estate services (3.1 miles) — HQ
- Microsoft — software & cloud (3.1 miles)
- Reliance Steel & Aluminum — metals distribution (3.2 miles) — HQ
- Live Nation Entertainment — entertainment & live events (3.3 miles)
- Activision Blizzard Studios — gaming & media (5.5 miles)
Built in 1991, the asset is newer than much of the surrounding housing stock, positioning it competitively against older inventory while still offering potential upside from targeted modernization and operational improvements. The neighborhood’s very high share of renter-occupied housing, amenity density, and proximity to major employers underpin a broad tenant base and support stable occupancy. Elevated home values in the area strengthen rental demand, while recent improvements in safety indicators add to long-term fundamentals.
According to CRE market data from WDSuite, neighborhood occupancy has generally improved and sits near national midpoints, which supports consistent cash flow for well-executed operations. Demographics within a 3-mile radius show rising household counts despite slight population softening, indicating smaller households and a growing renter pool — constructive for leasing velocity. Key risks include rent-to-income pressure for certain cohorts and limited nearby park space, both of which can be managed with thoughtful amenity programming, renewals strategy, and expense discipline.
- 1991 vintage offers competitive positioning versus older local stock, with value-add and systems modernization potential
- Amenity-rich Urban Core location with strong restaurant, grocery, pharmacy, and cafe access supports renter appeal
- Very high renter-occupied share and improving neighborhood occupancy support leasing stability
- Proximity to diversified employers (CRE services, software, entertainment) deepens the tenant base
- Risks: affordability pressure (rent-to-income) and limited park space; mitigate via renewals strategy and amenity-value alignment