| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 33rd | Poor |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 820 S Burlington Ave, Los Angeles, CA, 90057, US |
| Region / Metro | Los Angeles |
| Year of Construction | 2011 |
| Units | 21 |
| Transaction Date | 2008-10-09 |
| Transaction Price | $791,000 |
| Buyer | 820 BURLINGTON LP |
| Seller | WOMEN ORGANIZING RESOURCES KNOWLEDGE & S |
820 S Burlington Ave Los Angeles Urban-Core Multifamily
Strong renter demand in the surrounding neighborhood, supported by extensive amenities and a high renter-occupied share, points to durable leasing fundamentals, according to WDSuite’s CRE market data.
Located in Los Angeles’s Urban Core, the neighborhood carries an A- rating and ranks 369 among 1,441 metro neighborhoods, placing it competitive among Los Angeles-Long Beach-Glendale neighborhoods. Amenity access is a clear strength: restaurants, groceries, pharmacies, parks, and cafes all score in the high national percentiles, helping support convenience-driven retention and consistent leasing interest.
The local housing context is supportive for multifamily. Neighborhood occupancy is near the national midrange, while the surrounding 3-mile radius shows an estimated 89.5% of housing units as renter-occupied — a deep tenant base that supports demand stability. Elevated home values (94th percentile nationally) and a high value-to-income ratio (top percentile nationally) indicate a high-cost ownership market, which typically sustains reliance on rental housing and reinforces pricing power for well-positioned assets.
Vintage is a relative advantage here: the typical neighborhood building dates to the late 1960s, while this property was constructed in 2011. Newer construction can improve competitive positioning versus older stock and may translate into lower near-term capital needs, though investors should still plan for modernization to remain competitive over the hold.
Demographic indicators are aggregated within a 3-mile radius. Households have increased over the past five years and are projected to grow further, even as population trends edge down — a pattern consistent with smaller household sizes and a broader renter pool. Median incomes have risen, and rents are projected to continue trending upward, supporting revenue growth potential; at the same time, a higher rent-to-income profile in the neighborhood suggests some affordability pressure, making tenant retention and lease management important focus areas. School ratings in the broader area are comparatively low, which may affect family-oriented demand but is less likely to impact core workforce renter segments served by urban locations.
Safety metrics should be viewed in a comparative context. The neighborhood’s overall safety profile sits above the national median (67th percentile nationally), indicating relatively better conditions than many areas across the country. Within the Los Angeles-Long Beach-Glendale metro, safety varies across sub-areas, so property-level measures remain important.
Recent year-over-year data show notable declines in both violent and property offense estimates, ranking in the top decile nationally for improvement. While this trajectory is constructive for investor confidence, prudent underwriting should still incorporate localized monitoring and standard security practices.
Nearby corporate employment anchors provide a large and diverse white-collar tenant base and commute convenience for renters, including real estate services, technology, metals distribution, live entertainment, and materials manufacturing.
- CBRE Group — real estate services (1.2 miles) — HQ
- Microsoft — software & cloud (1.3 miles)
- Reliance Steel & Aluminum — metals & distribution (1.4 miles) — HQ
- Live Nation Entertainment — live entertainment (7.3 miles) — HQ
- Avery Dennison — materials & labeling (7.3 miles) — HQ
This 21-unit asset at 820 S Burlington Ave benefits from a deep renter pool, extensive urban amenities, and a high-cost ownership backdrop that supports sustained multifamily demand. Built in 2011, the property is materially newer than the neighborhood’s typical 1960s-era stock, offering relative competitiveness and potentially lighter near-term capital needs, while still allowing room for targeted upgrades to enhance positioning. According to CRE market data from WDSuite, neighborhood occupancy sits near the national midrange and the surrounding area shows a high renter concentration, supporting lease-up resilience in normal conditions.
Demand fundamentals are aided by rising household counts within a 3-mile radius and continued rent growth projections, while amenity density and proximity to multiple corporate employers bolster retention. Key underwriting considerations include affordability pressures implied by higher rent-to-income levels, uneven school quality in the broader area, and the need to stay proactive on operations as occupancy can fluctuate with urban core dynamics.
- Newer 2011 vintage versus older neighborhood stock positions the asset competitively with potential for selective value-add.
- Deep renter base and high-cost ownership market support durable multifamily demand and pricing power.
- Amenity-rich urban core location and proximity to major employers support retention and leasing velocity.
- Macros: household growth and rent projections in the 3-mile area reinforce the revenue outlook.
- Risks: affordability pressure, variable school quality, and urban-core occupancy swings warrant active lease and expense management.