| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 62nd | Good |
| Amenities | 89th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 433 Midvale Ave, Los Angeles, CA, 90024, US |
| Region / Metro | Los Angeles |
| Year of Construction | 2004 |
| Units | 33 |
| Transaction Date | 2015-06-03 |
| Transaction Price | $27,750,000 |
| Buyer | --- |
| Seller | --- |
433 Midvale Ave, Los Angeles Multifamily Opportunity
Newer 2004 construction and larger-than-typical floor plans position this Los Angeles asset to compete well against older stock, according to WDSuite’s CRE market data. Elevated neighborhood renter concentration and high ownership costs suggest durable tenant demand, while lease-up and retention still hinge on thoughtful affordability management.
The surrounding Urban Core neighborhood rates in the top quartile among 1,441 Los Angeles metro neighborhoods (A grade), per WDSuite’s CRE market data. Amenity access is a differentiator: national percentiles are high for restaurants (98th), cafes (98th), groceries (96th), and pharmacies (97th), supporting convenience-oriented living that often aids leasing velocity and retention.
Multifamily demand signals are mixed but investable. Neighborhood contract rents sit in a high national percentile (97th), and renter-occupied housing is prevalent (renter concentration is elevated versus national norms). At the same time, neighborhood occupancy is lower than many Los Angeles submarkets; this metric reflects the neighborhood, not the property, underscoring the importance of competitive positioning, pricing discipline, and targeted operations.
Ownership is a high-cost market here (home values in the 99th national percentile and value-to-income at the top of national ranges). For investors, that backdrop typically sustains reliance on multifamily housing and can support pricing power, though it also warrants careful lease management to mitigate rent-to-income pressure. This framing focuses on rental demand depth and retention rather than buyer appeal.
Within a 3-mile radius, household counts have held roughly flat in recent years as average household size dipped, and forecasts show increases in both households and incomes over the next five years. That profile indicates a larger tenant base and higher spending capacity emerging over time, supporting occupancy stability and absorption for well-positioned assets.
Safety indicators present a balanced picture. Overall crime benchmarks sit modestly above national norms (around the 60th percentile nationally), while violent and property categories trend closer to the national middle-to-lower middle ranges. Recent year-over-year estimates point to notable declines in incident rates, a constructive direction for long-term underwriting. These figures describe neighborhood conditions, not the property, and investors should plan standard urban-core security and operating practices.
Nearby corporate anchors in energy, engineering, entertainment, and technology provide a sizable professional employment base that supports renter demand and commute convenience for residents.
- Occidental Petroleum — energy (0.9 miles) — HQ
- AECOM — engineering & infrastructure (2.2 miles) — HQ
- Activision Blizzard Studios — media & entertainment (3.0 miles)
- Live Nation Entertainment — live entertainment (3.1 miles) — HQ
- Activision Blizzard — video games (3.4 miles) — HQ
Built in 2004, the property is newer than the neighborhood’s average vintage, which can provide a competitive edge versus older inventory and may moderate near-term capital needs. The average unit size of roughly 1,668 square feet indicates larger layouts that can capture demand from space-seeking renters and support premium positioning, subject to execution and pricing.
Demand fundamentals are supported by an elevated renter-occupied share locally and a high-cost ownership market that tends to sustain reliance on rentals. Neighborhood occupancy trends are softer than many Los Angeles submarkets, according to CRE market data from WDSuite, so performance will depend on disciplined leasing and amenity-fit. Within a 3-mile radius, forecasts show growth in households and incomes over the next five years, pointing to a larger tenant base and improved rent coverage that can help stabilize occupancy over a hold period.
- 2004 vintage offers relative competitiveness versus older local stock; plan for selective system updates as the asset seasons.
- Large average unit sizes support premium positioning and flexibility for diverse renter profiles.
- High renter concentration and elevated ownership costs reinforce multifamily demand depth and potential pricing power.
- Underwriting focus: neighborhood occupancy runs softer; affordability pressure (high rent-to-income) calls for careful lease management.
- Medium-term upside supported by 3-mile forecasts for household and income growth, aiding tenant retention and absorption.