| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 45th | Fair |
| Amenities | 66th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 860 S Ardmore Ave, Los Angeles, CA, 90005, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1987 |
| Units | 33 |
| Transaction Date | 2010-03-24 |
| Transaction Price | $2,625,000 |
| Buyer | ARDMORE HOMES LLC |
| Seller | WCL ARDMORE PARTNERS LLC |
860 S Ardmore Ave Los Angeles Multifamily Investment
Positioned in Los Angeles s urban core, the asset benefits from a deep renter base and dense amenities that support leasing durability, according to WDSuite s CRE market data. Neighborhood occupancy trends are softer than the national median, but high renter concentration and service-rich blocks help underpin demand.
This Urban Core location offers daily convenience that matters to renters: restaurants, cafes, groceries, and pharmacies cluster at densities that rank among the strongest nationally, reinforcing walkability and reducing commute friction. Neighborhood ratings place the area as competitive among the 1,441 Los Angeles Long Beach Glendale neighborhoods, with amenity access a clear differentiator for leasing.
Renter-occupied housing accounts for a very large share of units locally, signaling a deep tenant pool and steady multifamily demand. At the same time, neighborhood occupancy sits below the national median and has trended softer in recent years, suggesting that operators should emphasize product differentiation and leasing execution to sustain stabilization.
Within a 3-mile radius, WDSuite s data shows households have grown even as population edged lower, indicating smaller household sizes and a shift that can expand the renter pool. Median incomes have been rising, and home values are elevated for the region, which typically sustains reliance on multifamily rentals and supports pricing power when product is well-positioned.
Vintage matters: with a 1987 construction year in an area where much of the housing stock is older, the property should compete well against legacy assets. Investors should still underwrite targeted modernization as systems approach middle age, but the relative vintage can translate into lower immediate capex versus pre-1970s stock.
Safety indicators are mixed but improving. The neighborhood performs competitive among Los Angeles Long Beach Glendale submarkets (460 out of 1,441 by crime rank), and sits above the national median for safety on a percentile basis. Recent year-over-year declines in both property and violent offense rates, per WDSuite s dataset, point to improving conditions, though investors should continue to monitor block-level trends during diligence.
Nearby corporate employment anchors support renter demand and retention by compressing commute times for professional tenants. Key employers within a short drive include CBRE Group, Microsoft, Reliance Steel & Aluminum, Live Nation Entertainment, and AECOM.
- CBRE Group commercial real estate services (2.8 miles) HQ
- Microsoft software (2.9 miles)
- Reliance Steel & Aluminum metals distribution (2.9 miles) HQ
- Live Nation Entertainment entertainment (3.9 miles)
- AECOM engineering (6.6 miles) HQ
860 S Ardmore Ave combines an infill Los Angeles address with dense neighborhood amenities and a renter-heavy housing base, creating durable underlying demand drivers. While neighborhood occupancy trends sit below national medians, elevated ownership costs in the area and a large concentration of renter-occupied units support depth of tenant demand and leasing resilience.
Built in 1987, the asset is newer than much of the surrounding stock, offering relative competitiveness with potential for targeted value-add to refresh interiors and systems. According to CRE market data from WDSuite, nearby employers and strong amenity density bolster leasing prospects, but operators should account for affordability pressure (higher rent-to-income ratios) and execute on merchandising to maintain occupancy.
- Infill Urban Core location with dense amenities that support leasing stability
- Deep renter pool locally, reinforcing demand for multifamily units
- 1987 vintage offers competitive positioning vs. older neighborhood stock with targeted value-add upside
- Proximity to major employers enhances tenant retention and rent prospects
- Risks: softer neighborhood occupancy and affordability pressure require focused leasing and expense discipline