| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 77th | Best |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4664 W 3rd St, Los Angeles, CA, 90020, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1977 |
| Units | 49 |
| Transaction Date | 2011-10-04 |
| Transaction Price | $7,625,076 |
| Buyer | HANCOCK VILLA LLC |
| Seller | LOWY CONSTRUCTION COMPANY |
4664 W 3rd St Los Angeles Multifamily Investment
Neighborhood-level occupancy is steady and renter concentration is high, supporting durable demand according to WDSuite’s CRE market data. This Urban Core location offers income resilience backed by strong amenities and a deep tenant base.
Positioned in an A-rated Urban Core neighborhood, the asset benefits from a location that ranks 65th among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, indicating performance that is competitive within the metro. According to WDSuite’s commercial real estate analysis, the area’s fundamentals support renter stickiness and leasing velocity without relying on outsized concessions.
Amenity access is a clear strength: the neighborhood sits in the top national percentiles for restaurants (100th), grocery access (97th), cafes (98th), pharmacies (96th), and parks (88th). Strong school options (average rating around 4.0 and 84th percentile nationally) further broaden the resident appeal, which can aid lease retention and reduce turnover risk.
At the neighborhood level, occupancy is above the national median (93.4%; 62nd percentile), and asking rents benchmark above national norms (around the 80th percentile). The share of housing units that are renter-occupied is elevated at the neighborhood level (74.7%; 98th percentile), signaling a deep, multifamily-oriented tenant base and supporting demand stability over time.
Within a 3-mile radius, demographic data show a modest increase in household counts over the past five years alongside a slight decline in population, implying smaller household sizes and sustained demand for rental housing. Looking ahead to 2028, forecasts indicate growth in households and higher median incomes in the 3-mile radius, which points to a larger tenant base and supports occupancy stability and measured rent growth.
Home values in this area are elevated (near the 99th national percentile), creating a high-cost ownership market that tends to reinforce reliance on multifamily rentals. For investors, that context can support pricing power and longer average tenure when paired with prudent lease management.
Neighborhood safety metrics compare favorably: overall crime conditions are in the 74th percentile nationally and competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 405th of 1,441). This positioning supports resident appeal and can contribute to stable occupancy.
Recent trends, according to WDSuite’s data, indicate sharp year-over-year reductions in both property and violent offense rates in the neighborhood. While conditions can vary block to block and over time, the directional improvement provides a constructive backdrop for long-term operations.
Proximity to major employers supports a steady renter pipeline and commute convenience for residents. Notable nearby corporate offices include Live Nation Entertainment, CBRE Group, Microsoft, Reliance Steel & Aluminum, and Activision Blizzard Studios.
- Live Nation Entertainment — entertainment corporate offices (2.7 miles)
- CBRE Group — real estate services (3.8 miles) — HQ
- Microsoft — technology offices (3.9 miles)
- Reliance Steel & Aluminum — metals & distribution (3.9 miles) — HQ
- Activision Blizzard Studios — media & gaming (4.8 miles)
4664 W 3rd St is a 49-unit multifamily property constructed in 1977, offering scale in an A-rated Los Angeles Urban Core neighborhood with strong renter fundamentals. The area shows above-median neighborhood occupancy and rents that track above national norms, while the share of renter-occupied housing units is notably high—indicating depth of demand and support for stabilized operations. Elevated home values in the surrounding market further sustain renter reliance on multifamily housing.
Within a 3-mile radius, households have trended upward and are projected to expand further through 2028, with incomes also expected to rise—factors that can underpin tenant quality and leasing durability. Based on CRE market data from WDSuite, the neighborhood’s amenity density and improving safety trends complement the property’s long-term positioning. Given the 1977 vintage, investors should underwrite ongoing capital planning and selective renovations to protect competitiveness and capture value-add opportunities.
- A-rated, metro-competitive neighborhood (65th of 1,441) with strong amenity access supporting leasing and retention
- Neighborhood occupancy above national median and rents above national norms support income stability
- High renter-occupied share and elevated ownership costs reinforce a deep tenant base for multifamily
- 3-mile outlook points to more households and higher incomes, bolstering long-term demand
- Risk: 1977 vintage implies ongoing capex; monitor demographic shifts (smaller household sizes) and maintain competitive finishes