| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 70th | Good |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 916 N Wilcox Ave, Los Angeles, CA, 90038, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1990 |
| Units | 26 |
| Transaction Date | 2016-10-21 |
| Transaction Price | $13,776,000 |
| Buyer | PEPPER LANE S E SQUARE LOOP LLC |
| Seller | SIERRA WILCOX LLC |
916 N Wilcox Ave Los Angeles Multifamily Investment
High renter concentration and a high-cost ownership market support durable leasing fundamentals in this Urban Core pocket, according to WDSuite’s CRE market data.
This Urban Core neighborhood ranks in the top quartile among 1,441 metro neighborhoods (A- rating), signaling competitive fundamentals for investors. Housing indicators are strong (top quintile nationally), and the submarket’s newer-than-average 1990 vintage at the property level compares favorably with the area’s older 1960s stock, which can enhance leasing competitiveness while still leaving room for modernization.
Amenities skew toward daily needs and dining: grocery and pharmacy access are among the densest in the metro (both near the top nationally), and restaurant density is high, supporting convenience for residents and leasing appeal. Park and café density are limited within the immediate neighborhood, which may modestly constrain lifestyle differentiation versus amenity-rich peers.
Renter-occupied housing is prevalent at the neighborhood level (about four out of five units), indicating depth in the tenant base and supporting multifamily demand. With elevated home values locally, the ownership market is high-cost relative to incomes, which tends to reinforce rental reliance and can aid retention and pricing discipline for well-positioned assets.
Within a 3-mile radius, household counts are projected to increase and average household size to edge lower over the next five years, expanding the renter pool and supporting occupancy stability. Income distributions are also shifting toward higher brackets locally, which can support mid- to upper-tier unit positioning when paired with measured lease management, based on commercial real estate analysis from WDSuite.
Safety conditions are mixed in comparison with regional and national patterns. The neighborhood’s overall crime standing is around the national middle, while certain offense categories run higher than many U.S. neighborhoods. Importantly, recent year-over-year declines in both property and violent incident rates indicate an improving trend rather than deterioration.
For underwriting, investors may assume safety performance competitive among Los Angeles-Long Beach-Glendale neighborhoods in some categories but below national top-tier benchmarks. Monitoring ongoing trend data and employing standard property-level measures can help support resident retention and leasing performance without relying on block-level assumptions.
Proximity to entertainment, media, and corporate services employers supports a steady base of renters seeking commute convenience. Nearby anchors include Live Nation, Activision Blizzard Studios, Radio Disney, Disney, and CBRE Group.
- Live Nation Entertainment — entertainment (1.2 miles)
- Activision Blizzard Studios — media & gaming (4.2 miles)
- Radio Disney — media (4.5 miles)
- Disney — entertainment (4.8 miles) — HQ
- CBRE Group — commercial real estate services (5.1 miles) — HQ
The property’s 1990 construction is newer than much of the surrounding housing stock, offering competitive positioning with potential upside from targeted renovations and systems modernization. Neighborhood fundamentals highlight renter demand depth, with a high share of renter-occupied units and a high-cost ownership market that tends to sustain reliance on multifamily housing. Occupancy performance at the neighborhood level has been generally in line with broader metro patterns, supporting income stability when paired with thoughtful leasing strategy.
Within a 3-mile radius, projections point to growth in households and a gradual shift toward higher-income brackets, which can expand the tenant base and support absorption. According to CRE market data from WDSuite, neighborhood-level NOI performance ranks among the stronger cohorts metro-wide, while amenity access to daily needs and dining bolsters day-to-day livability for residents.
- 1990 vintage offers competitive positioning with value-add potential through modernization
- High renter concentration and elevated ownership costs reinforce multifamily demand
- Household growth within 3 miles supports occupancy stability and leasing velocity
- Strong neighborhood NOI performance and dense daily-needs amenities aid retention
- Risks: safety variability versus national top-tier areas and rent-to-income pressure require active management