| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 69th | Good |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 546 N Virgil Ave, Los Angeles, CA, 90004, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1986 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
546 N Virgil Ave Los Angeles Multifamily Investment
High renter concentration and a high-cost ownership market in the surrounding neighborhood support durable multifamily demand, according to WDSuite’s CRE market data. Proximity to dense amenities and major employers further underpins leasing fundamentals in this Urban Core location.
The property sits in an Urban Core neighborhood rated A- and ranked 244 out of 1,441 Los Angeles metro neighborhoods, placing it in the top quartile. Amenity access is a clear strength: restaurants and groceries index in the upper national percentiles, indicating daily needs and lifestyle conveniences within close reach. One tradeoff is limited pharmacy density relative to national benchmarks.
For investors, local renter demand is reinforced by a high share of renter-occupied housing units (75.7%), ranking 116 out of 1,441 — top quartile among Los Angeles neighborhoods. Neighborhood occupancy trends are roughly mid-pack versus the metro, suggesting stable but competitive leasing conditions where property-level execution can differentiate performance.
Within a 3-mile radius, households have increased in recent years and are projected to expand further even as overall population trends modestly lower — a pattern consistent with smaller household sizes and a broader tenant base entering the rental market. Rising median incomes in the area support rent growth potential and retention, while elevated home values (98th percentile nationally) indicate a high-cost ownership market that sustains reliance on multifamily housing and reduces direct competition from for-sale alternatives.
The property’s 1986 vintage is newer than the neighborhood’s older housing stock (average vintage mid-20th century), providing relative competitiveness against older buildings. Investors should still plan for targeted modernization of systems and interiors to capture value-add upside and support pricing power over the hold period based on commercial real estate analysis from WDSuite.
Safety indicators are comparatively favorable: the neighborhood’s overall crime profile sits around the 72nd percentile nationally, suggesting it is safer than many neighborhoods nationwide and competitive among Los Angeles peers (ranked 459 of 1,441). Recent trends also show notable improvements, with one-year declines in both violent and property offense estimates tracking among the strongest nationally. As always, investors should evaluate micro-location nuances and property-level security practices when underwriting.
Nearby corporate offices provide a diversified employment base that supports commuter convenience and renter demand, led by technology, real estate services, metals distribution, entertainment, and materials companies listed below.
- Microsoft — technology (2.8 miles)
- CBRE Group — commercial real estate services (2.8 miles) — HQ
- Reliance Steel & Aluminum — metals distribution (2.9 miles) — HQ
- Live Nation Entertainment — entertainment (3.6 miles)
- Avery Dennison — materials & packaging (5.5 miles) — HQ
546 N Virgil Ave benefits from an Urban Core location with dense amenities and employer access, a top-quartile neighborhood profile within the Los Angeles metro, and a deep renter pool. Elevated for-sale home values in the surrounding neighborhood support continued reliance on multifamily, while rent-to-income dynamics indicate manageable affordability pressure that can support retention with disciplined lease management. According to CRE market data from WDSuite, neighborhood occupancy sits around the metro middle, pointing to stable but competitive conditions where asset quality and operations drive outcomes.
Built in 1986, the asset is newer than much of the local housing stock, positioning it well against older comparables. Thoughtful capital planning — targeting systems, common areas, and unit finishes — can capture value-add upside and sustain competitiveness as household counts in the 3-mile radius grow and average household sizes trend lower, expanding the renter base over time.
- Top-quartile neighborhood standing in Los Angeles with strong amenity access and commute convenience
- Deep renter-occupied housing base supports demand depth and lease-up stability
- 1986 vintage offers competitive positioning versus older stock with value-add modernization potential
- High-cost ownership market reinforces multifamily reliance and pricing power potential
- Risks: occupancy near metro median and localized safety variations require focused operations and asset management