| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 84th | Best |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8525 W Pico Blvd, Los Angeles, CA, 90035, US |
| Region / Metro | Los Angeles |
| Year of Construction | 2010 |
| Units | 39 |
| Transaction Date | 2016-03-01 |
| Transaction Price | $22,400,000 |
| Buyer | Eretz Properties LP |
| Seller | --- |
8525 W Pico Blvd Los Angeles Multifamily Investment
In a high-cost ownership pocket of Los Angeles with a renter-occupied share above 70%, this asset benefits from deep tenant demand and steady leasing fundamentals, based on WDSuite's CRE market data. 2010 construction provides a competitive edge versus older local stock while supporting operational efficiency.
The surrounding neighborhood rates A+ and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (29th of 1,441), with amenity access in the top quartile nationally. Dense retail and services are within close reach, including strong counts of restaurants, cafes, groceries, and pharmacies—factors that typically support retention and day-to-day renter convenience.
Local school options average roughly 4 out of 5, which is above many urban cores and can aid family-oriented leasing. Neighborhood rents sit well above national levels, and home values are elevated, reinforcing renter reliance on multifamily housing and supporting pricing power when paired with disciplined lease management.
For investors, vintage matters: the property's 2010 construction is newer than the neighborhood average year built (1972). That positioning can reduce near-term capital expenditures versus older competitors and may support rent attainment, though periodic system upgrades and modernizations should still be planned over the hold.
Tenure patterns favor rentals—the neighborhood's renter-occupied share is high, signaling a deep tenant base. Within a 3-mile radius, recent population trends were mixed, but forecasts point to population growth and a sizable increase in households by 2028, expanding the renter pool and helping support occupancy stability. These dynamics, based on commercial real estate analysis from WDSuite, suggest durable demand even as new supply and economic shifts are monitored.
Safety indicators are above national averages, with recent estimates showing year-over-year improvements in both property and violent offense rates. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area performs competitively rather than at the top, so investors should plan standard urban-core measures such as lighting, access control, and community oversight to support resident confidence.
Proximity to entertainment, engineering, and energy employers provides a diversified white-collar renter base and commute convenience that can support leasing and retention. Notable nearby employers include Activision Blizzard Studios, Live Nation Entertainment, AECOM, Occidental Petroleum, and Activision Blizzard.
- Activision Blizzard Studios - media & gaming (1.6 miles)
- Live Nation Entertainment - entertainment (1.9 miles) - HQ
- AECOM - engineering & infrastructure (2.3 miles) - HQ
- Occidental Petroleum - energy (3.8 miles) - HQ
- Activision Blizzard - media & gaming (4.9 miles) - HQ
This 39-unit, 2010-vintage asset sits in an A+ Los Angeles neighborhood with top-tier amenity access and a high renter concentration, supporting a stable tenant base. Elevated for-sale home values reinforce reliance on multifamily housing, while neighborhood rents remain above national norms. According to CRE market data from WDSuite, occupancy has been steady and the nearby white-collar employer base supports leasing durability.
Forward-looking demographics within a 3-mile radius point to population growth and a notable increase in households by 2028, expanding the renter pool and underpinning long-run demand. Being newer than much of the surrounding stock can reduce near-term capital needs and improve competitive positioning, though investors should still plan for targeted system updates and monitor any metro-wide supply or affordability pressure.
- A+ neighborhood with top-quartile amenity access and strong renter demand
- 2010 construction offers competitive positioning versus older local stock
- High-cost ownership market supports pricing power and lease retention
- Employer concentration nearby reinforces white-collar renter base and leasing stability
- Risks: neighborhood occupancy below national median and potential affordability pressure; proactive leasing and expense control advised