| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 17th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4520 S Figueroa St, Los Angeles, CA, 90037, US |
| Region / Metro | Los Angeles |
| Year of Construction | 2006 |
| Units | 21 |
| Transaction Date | 2004-04-27 |
| Transaction Price | $600,000 |
| Buyer | MANSI TOWNHOMES |
| Seller | GANDHI PRAVINKUMAR R |
4520 S Figueroa St, Los Angeles — 21-Unit 2006 Multifamily
Newer-vintage units in a high renter-occupied area support durable leasing, according to WDSuite’s CRE market data. Proximity to major employers strengthens day-to-day demand fundamentals without relying on premium amenity drivers.
The property sits in an Urban Core pocket of Los Angeles with a neighborhood rating of C and occupancy for the neighborhood that trends in the stronger half of national benchmarks. Renter-occupied housing is prevalent at the neighborhood level and even more pronounced within a 3-mile radius, indicating a deep tenant base that supports absorption and renewal activity for multifamily assets.
Amenity access skews practical rather than lifestyle-driven: the neighborhood ranks 526 out of 1,441 metro neighborhoods for overall amenities (competitive among Los Angeles-Long Beach-Glendale neighborhoods), with exceptional grocery and park density compared to national peers. Cafe and pharmacy counts are more limited, so daily needs are met locally while discretionary options may require a short drive.
Home values are elevated relative to incomes in the neighborhood, a high-cost ownership environment that tends to reinforce reliance on rental housing and can support pricing power when units are well maintained. Median contract rents in the neighborhood sit in the upper third nationally, and neighborhood occupancy has remained stable, which is consistent with sustained renter demand rather than volatile lease-ups.
Within a 3-mile radius, recent years show modest population growth alongside rising household counts and a gradual decline in average household size. Forward-looking projections continue that shift toward more households, which generally expands the renter pool and supports occupancy stability for well-positioned properties, based on commercial real estate analysis from WDSuite.
Safety indicators are mixed but improving. The neighborhood ranks 422 out of 1,441 within the Los Angeles-Long Beach-Glendale metro, which is competitive among metro peers, and it sits in the top quartile nationally for overall safety comparisons. Recent data also shows notable year-over-year declines in both property and violent offense estimates, suggesting directionally improving conditions. As with most Urban Core locations, trends can vary block to block; investors should benchmark to submarket and property-level operations rather than assume uniform outcomes.
Nearby employment centers include CBRE Group, Microsoft, Reliance Steel & Aluminum, Symantec, and Live Nation. This concentration of corporate offices within an 8-mile radius supports commuter convenience and helps sustain renter demand and retention for workforce-oriented units.
- CBRE Group — commercial real estate services (3.8 miles) — HQ
- Microsoft — technology (3.9 miles)
- Reliance Steel & Aluminum — metals distribution (3.9 miles) — HQ
- Symantec — cybersecurity (6.2 miles)
- Live Nation Entertainment — entertainment (7.7 miles)
4520 S Figueroa St offers 21 units built in 2006, a newer vintage relative to much of the surrounding housing stock. The asset’s age positions it competitively versus older neighborhood inventory while still warranting routine capital planning for mid-life systems to sustain rent positioning. Elevated home values locally point to a high-cost ownership market that supports continued reliance on rentals, and neighborhood occupancy has been stable. Within a 3-mile radius, the trend toward more households and smaller household sizes expands the potential renter pool and supports leasing durability.
According to CRE market data from WDSuite, the immediate neighborhood shows strong practical amenities (notably grocery and parks) and a large share of renter-occupied units, both of which underpin day-to-day demand. Proximity to multiple corporate employers within roughly 8 miles further supports retention. Key watch items include uneven safety perceptions typical of Urban Core areas and thinner lifestyle amenities like cafes and pharmacies, which may influence unit mix strategy and marketing.
- 2006 vintage offers competitive positioning versus older stock with manageable mid-life CapEx planning
- High renter-occupied concentration supports depth of tenant demand and renewal potential
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power for maintained units
- Access to major employers within ~8 miles supports leasing stability and retention
- Risks: variable safety perceptions and limited cafe/pharmacy density may affect marketing and tenant mix