| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 55th | Good |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5409 Carlton Way, Los Angeles, CA, 90027, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1989 |
| Units | 65 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5409 Carlton Way, Los Angeles Multifamily Investment
Renter-heavy Urban Core location with strong amenity access supports tenant demand, while neighborhood occupancy trails national averages, according to WDSuite’s CRE market data.
Positioned in Los Angeles’s Urban Core, the property benefits from a neighborhood that ranks highly for daily conveniences and lifestyle amenities. Amenity access is competitive among Los Angeles-Long Beach-Glendale neighborhoods (top quartile among 1,441 metro neighborhoods) with restaurants, grocery, and pharmacies scoring in the upper national percentiles — a practical advantage for leasing velocity and retention.
The area skews heavily renter-occupied at the neighborhood level, indicating a deep tenant base for multifamily. At the same time, neighborhood occupancy sits below national norms, suggesting operators may need active leasing and renewal strategies to sustain stability and pricing power. According to CRE market data from WDSuite, neighborhood NOI per unit benchmarks in the upper national percentiles point to historically strong operating potential when assets are positioned correctly.
Home values in the neighborhood are elevated relative to national norms, which typically sustains renter reliance on multifamily housing and can support longer tenures. Average school ratings trend below the national midpoint; for workforce-oriented assets, this often places greater weight on commute convenience and amenity access as leasing drivers.
Within a 3-mile radius, households increased even as population edged lower in recent years, implying smaller household sizes and a shift toward more, smaller households — a tailwind for rental demand depth and unit absorption. Forward-looking projections within the same 3-mile radius indicate continued growth in households through 2028, supporting a larger tenant base and occupancy stability for well-managed properties.
Neighborhood safety indicators present a mixed but improving picture. The broader crime index sits above the national midpoint (higher percentile indicates relatively safer conditions), while property and violent offense measures track closer to the lower national percentiles, signaling areas to monitor. Recent WDSuite data shows notable year-over-year declines in estimated offense rates, which, if sustained, can support perception and leasing outcomes over time. Investors should evaluate asset-level security and management practices alongside these neighborhood trends.
Proximity to major employers supports a steady renter pool and commute convenience for residents, with concentration in entertainment, media, software, and real estate services reflected below.
- Live Nation Entertainment — live entertainment offices (2.1 miles)
- Disney — entertainment (4.0 miles) — HQ
- Radio Disney — media (4.1 miles)
- CBRE Group — real estate services (4.6 miles) — HQ
- Microsoft — software (4.6 miles)
5409 Carlton Way is a 65-unit multifamily property built in 1989, newer than the surrounding neighborhood’s older housing stock. That vintage can confer a competitive edge versus mid-century assets, while still offering scope for targeted modernization to enhance renter appeal and operating efficiency. Elevated neighborhood home values help sustain renter reliance on multifamily, and strong amenity density bolsters leasing fundamentals even as neighborhood occupancy trends below national averages.
Within a 3-mile radius, household counts have risen despite a modest population dip, indicating smaller household sizes and a broader renter pool. Forward projections show continued household growth through 2028, supporting demand depth and occupancy stability for well-managed properties. According to commercial real estate analysis from WDSuite, neighborhood NOI-per-unit benchmarks are strong relative to national peers, reinforcing the long-term case when execution aligns with submarket realities.
- 1989 vintage offers relative competitiveness vs. older local stock with potential for targeted value-add
- High neighborhood renter concentration supports a deep tenant base and ongoing leasing demand
- Amenity-rich Urban Core location favors retention and day-to-day convenience for residents
- Risk: neighborhood occupancy below national averages and rent-to-income metrics point to affordability pressure, requiring disciplined pricing and renewal management
- 3-mile household growth outlook through 2028 supports a larger renter pool and lease-up resilience