| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 73rd | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4618 York Blvd, Los Angeles, CA, 90041, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1990 |
| Units | 32 |
| Transaction Date | 1997-02-21 |
| Transaction Price | $925,000 |
| Buyer | PERRY MICHAEL T |
| Seller | THIRTY GIBRALTAR LTD |
4618 York Blvd Los Angeles Multifamily Investment
1990-vintage asset positioned against older neighborhood stock, supporting competitive leasing and retention in a high renter-occupied area, according to WDSuite’s CRE market data.
Located at 4618 York Blvd in Los Angeles, the property sits in an Urban Core neighborhood with broad amenity access that supports renter convenience. Grocery, restaurant, and pharmacy density track in the top decile nationally, while cafes are also abundant relative to most U.S. neighborhoods. This concentration of daily‑needs retail helps sustain day‑to‑day livability and underpins consistent leasing activity for workforce and professional tenants.
Neighborhood occupancy is above the metro median (ranked 607 out of 1,441 Los Angeles–Long Beach–Glendale neighborhoods; 77th percentile nationally), indicating healthy demand and lower downtime risk at the neighborhood level. Renter-occupied share is comparatively high (90th percentile nationally), which signals a deeper tenant base for multifamily operators and supports leasing velocity across unit types.
The property’s 1990 construction compares favorably to the area’s older average vintage (1948), offering a relative competitive edge versus pre‑war stock. Investors should still underwrite ongoing modernization and systems upgrades typical for assets of this age, but the vintage profile can reduce near-term functional obsolescence risk compared with much older comparables.
Within a 3‑mile radius, households have trended higher even as total population edged down, and forecasts point to a notable increase in households alongside smaller average household sizes by 2028. This shift expands the pool of renters seeking smaller formats and can support occupancy stability and consistent renewal prospects. Elevated home values (98th percentile nationally) characterize a high‑cost ownership market, which reinforces reliance on rental housing and can aid pricing power; at the same time, a neighborhood rent‑to‑income ratio around 0.18 suggests relatively manageable tenant affordability and supports retention.
Trade-offs to note: limited park access within the immediate neighborhood and below‑average school ratings (37th percentile nationally) may temper appeal for some family households. Even so, overall neighborhood performance rates above metro median (A‑ rating; rank 275 of 1,441), with amenity strength and renter demand as the primary drivers, based on commercial real estate analysis from WDSuite.
Safety indicators compare favorably in a national context: the neighborhood sits around the top quartile nationally for lower crime exposure, and violent‑offense measures are similarly stronger than the U.S. median. Within the Los Angeles metro, the area’s crime ranking places it competitively among 1,441 neighborhoods (roughly top quartile), a constructive backdrop for tenant retention and leasing.
Recent trend data also point to significant year‑over‑year declines in estimated property and violent offenses, which supports a perception of improving local conditions. As always, outcomes vary by block and over time, so investors should pair these directional metrics with on‑the‑ground diligence and property‑level security assessments.
Nearby corporate employment anchors provide diversified white‑collar demand and convenient commutes, supporting leasing depth for the submarket. Key employers within a roughly 3–7 mile radius include Avery Dennison, Microsoft, Reliance Steel & Aluminum, CBRE Group, and Disney.
- Avery Dennison — materials manufacturing (3.3 miles) — HQ
- Microsoft — technology offices (5.3 miles)
- Reliance Steel & Aluminum — metals & distribution (5.3 miles) — HQ
- CBRE Group — real estate services (5.4 miles) — HQ
- Disney — media & entertainment (6.7 miles) — HQ
This 32‑unit, 1990‑built asset benefits from strong neighborhood fundamentals: above‑median metro occupancy, a deep renter-occupied housing base, and top‑tier amenity access that supports daily convenience and leasing stability. Elevated ownership costs in the area sustain reliance on rentals, while a relatively modest rent‑to‑income ratio at the neighborhood level supports renewal prospects and reduces near‑term affordability pressure. According to CRE market data from WDSuite, the surrounding neighborhood rates above the metro median, with NOI per unit trends and occupancy consistent with durable renter demand.
Vintage positioning versus older local stock creates a manageable pathway for value‑add: targeted interior updates and system modernizations can sharpen competitiveness against pre‑war comparables without the heavier capex often required by much older assets. Investor diligence should also account for trade‑offs, including limited park access, below‑average school ratings, and broader Los Angeles demand cyclicality; however, employer proximity and household growth forecasts within a 3‑mile radius support a resilient tenant pipeline over the medium term.
- Above‑median metro occupancy and high renter concentration support leasing stability
- 1990 vintage vs. older neighborhood stock offers competitive positioning with targeted upgrades
- Amenity‑rich location and nearby employers bolster tenant retention and absorption
- High‑cost ownership market reinforces rental demand and pricing power
- Risks: fewer parks, below‑average schools, and macro LA demand volatility warrant underwriting discipline