| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 39th | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 433 N Lake St, Los Angeles, CA, 90026, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1987 |
| Units | 81 |
| Transaction Date | 1998-10-19 |
| Transaction Price | $1,980,000 |
| Buyer | CALIFORNIA N2 ASSOCIATES LP |
| Seller | GOH SUNG KEUNG |
433 N Lake St, Los Angeles Multifamily Investment
Urban-core renter demand and steady neighborhood occupancy support long-term income stability, according to WDSuite’s CRE market data. The asset’s location offers daily-needs convenience that helps retention through cycles.
Situated in Los Angeles’s Urban Core, the area around 433 N Lake St benefits from strong daily-needs coverage. Neighborhood amenity access sits in the upper ranges nationally (amenities at the 80th percentile), with cafe density ranked 102 out of 1,441 metro neighborhoods—competitive among Los Angeles-Long Beach-Glendale neighborhoods and top-tier nationally—and exceptional grocery and restaurant concentrations also benchmarking near the top of national distributions. This level of amenity depth typically supports leasing velocity and day-to-day convenience for residents.
Neighborhood occupancy is measured at the neighborhood level and trends healthy, and the share of housing units that are renter-occupied is very high (ranked 11 of 1,441 in the metro—top quartile nationally). For investors, that renter concentration signals a deep tenant base and resilience for multifamily assets, though it also heightens the need for competitive finishes and service to stand out among alternatives.
Within a 3-mile radius, demographics show households have grown even as total population edged down, pointing to smaller household sizes and a broader renter pool over time. Looking ahead to 2028, forecasts within the same 3-mile radius indicate further increases in households, which generally supports occupancy stability for well-positioned multifamily. Median incomes have risen meaningfully, and advertised rents in the area have also advanced, according to WDSuite’s multifamily property research.
Ownership costs in the neighborhood are elevated by national standards (home values in the high-90s percentiles nationally and a value-to-income ratio at the top of national ranges). In practice, a high-cost ownership market sustains reliance on rental housing and can support pricing power for renovated product, while a rent-to-income profile near one-third underscores affordability pressure that warrants careful lease management and renewal strategy. School ratings trend below national medians, which may modestly limit family-driven demand but is often less decisive for urban, workforce- and young-professional renter segments.
Neighborhood safety indicators benchmark favorably in context. Based on metro rankings, the area is competitive among Los Angeles-Long Beach-Glendale neighborhoods (crime rank 486 out of 1,441), and nationally it sits around the 70th percentile for safety—above the national median. Recent trend data shows notable year-over-year declines in both property and violent offense rates, according to WDSuite’s CRE market data, which supports a constructive near-term view while still warranting standard operational precautions typical for urban-core assets.
Proximity to major employers supports a broad renter base and commute convenience, notably in technology, commercial real estate services, metals distribution, entertainment, and materials. The employers below are among the closest demand drivers to the property.
- Microsoft — technology (1.6 miles)
- CBRE Group — commercial real estate services (1.6 miles) — HQ
- Reliance Steel & Aluminum — metals & distribution (1.7 miles) — HQ
- Live Nation Entertainment — entertainment (4.8 miles)
- Avery Dennison — materials & labeling (5.9 miles) — HQ
Built in 1987, the property is materially newer than much of the surrounding housing stock (the neighborhood skews mid-century), positioning it competitively versus older assets while still allowing room for targeted value-add and systems modernization. High renter concentration in the neighborhood and steady neighborhood-level occupancy support income durability, while elevated ownership costs locally tend to reinforce reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood occupancy compares well to broader metro trends, suggesting stable baseline demand for well-operated units.
Within a 3-mile radius, households have increased and are projected to expand further by 2028 even as overall population drifts slightly lower—an indicator of smaller household sizes and a larger renter pool. This backdrop, coupled with strong amenity access and proximity to major employers, favors leasing fundamentals; however, a rent-to-income profile near one-third calls for disciplined renewal strategies and measured rent setting to support retention.
- 1987 vintage offers competitive positioning versus older neighborhood stock with value-add potential
- High renter-occupied share signals deep tenant base and supports occupancy stability
- Amenity-rich urban location underpins leasing velocity and day-to-day convenience
- Nearby blue-chip employers broaden the renter pool and support retention
- Risk: rent-to-income pressures require thoughtful renewal and capex planning to sustain retention