| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 65th | Good |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 434 S Westmoreland Ave, Los Angeles, CA, 90020, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1992 |
| Units | 20 |
| Transaction Date | 1994-10-14 |
| Transaction Price | $108,000 |
| Buyer | WONG STEVE T |
| Seller | LUI BEATRICE |
434 S Westmoreland Ave Los Angeles Multifamily Investment
High renter concentration and amenity density support durable leasing fundamentals, according to WDSuite’s CRE market data, while a 1992 vintage offers competitive positioning versus older local stock.
Located in Los Angeles’s Urban Core, the neighborhood rates an A and ranks 101st among 1,441 metro neighborhoods, placing it in the top decile locally. Amenity access is a clear strength: grocery, cafes, restaurants, parks, and pharmacies all sit in the upper national percentiles, which helps sustain renter demand and day-to-day convenience for residents.
Renter-occupied share is high at the neighborhood level (top percentile nationally), indicating a deep tenant base that can support leasing velocity and renewal rates. By contrast, neighborhood occupancy is closer to the national middle, suggesting room for thoughtful management to tighten performance through operations and targeted improvements. Median contract rents trend above national norms (upper percentiles), consistent with strong urban demand and service-rich surroundings.
Home values are elevated relative to incomes (upper national percentiles on value-to-income), signaling a high-cost ownership market that tends to reinforce multifamily reliance and supports pricing power when managed carefully. Average school ratings are modestly above national median, which can aid family retention without being a primary demand driver.
Within a 3-mile radius, households have grown even as population edged lower, pointing to smaller household sizes and a larger pool of renters per unit of population. Forward-looking indicators in WDSuite’s commercial real estate analysis suggest continued household expansion and income growth, which generally supports occupancy stability and absorption.
The asset’s 1992 construction is newer than the neighborhood’s average vintage (1970s), offering competitive positioning versus older stock; investors should still plan for system updates typical of early-1990s buildings to maintain curb appeal and operational efficiency.
Neighborhood safety trends are comparatively favorable: overall crime sits around the 74th percentile nationally, indicating a safer profile than many urban peers. Property and violent offense rates track near national midpoints, but both have shown substantial year-over-year improvement, a positive directional trend for resident retention and leasing stability.
As always, investors should evaluate property-level security, lighting, and management practices, and compare submarket data to broader Los Angeles benchmarks to understand how safety perceptions may influence marketing and renewal strategies.
Proximity to major employers anchors renter demand through commute convenience, including real estate services, software, metals distribution, entertainment, and gaming—key drivers that can support leasing and retention.
- CBRE Group — real estate services (2.2 miles) — HQ
- Microsoft — software (2.2 miles)
- Reliance Steel & Aluminum — metals distribution (2.3 miles) — HQ
- Live Nation Entertainment — entertainment (4.0 miles)
- Activision Blizzard Studios — gaming & media (6.4 miles)
This 20-unit property combines a strong renter ecosystem with superior amenity access. The neighborhood’s high renter concentration supports a deep tenant base, while NOI per unit trends above national norms (per WDSuite) point to solid income potential. The 1992 vintage is newer than the area’s typical 1970s stock, offering competitive positioning, though investors should budget for targeted modernization of aging systems. Based on CRE market data from WDSuite, elevated ownership costs nearby help sustain multifamily reliance, supporting pricing power with careful lease management.
Within a 3-mile radius, households have increased despite modest population softening, indicating smaller household sizes and a renter pool that can expand even in flat population environments. Looking ahead, projected household and income gains support occupancy stability, but the neighborhood’s mid-range occupancy and rent-to-income pressures call for disciplined renewals, unit finish alignment, and amenity programming to drive retention.
- Deep renter base and amenity density support durable leasing and renewal potential.
- 1992 vintage outpositions older local stock; targeted updates can further enhance competitiveness.
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power with thoughtful management.
- Household growth within 3 miles expands the tenant base and supports occupancy stability.
- Risk: mid-range neighborhood occupancy and rent-to-income pressures require careful renewal strategy and expense control.