| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 74th | Best |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4800 Sepulveda Blvd, Culver City, CA, 90230, US |
| Region / Metro | Culver City |
| Year of Construction | 1987 |
| Units | 68 |
| Transaction Date | 1995-06-05 |
| Transaction Price | $4,465,000 |
| Buyer | ROJANY GILLY |
| Seller | 4800 S SEPULVEDA PARTNERS LP |
4800 Sepulveda Blvd, Culver City Multifamily Investment
Renter demand at the neighborhood level is reinforced by a high-cost ownership market and solid incomes, according to WDSuite’s CRE market data. The asset’s Culver City location supports occupancy stability and pricing discipline within a supply-constrained Westside corridor.
Culver City’s Urban Core setting delivers daily convenience and renter appeal. Amenity access tracks above the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, with cafes and restaurants testing in the upper national percentiles. Caf e9 density is competitive among metro peers and strong nationally, while grocery options register above national norms. Limited nearby parks and pharmacies suggest fewer passive-amenity draws, placing greater weight on on-site features and walkable retail.
The neighborhood skews heavily renter-occupied, with a renter concentration near the top of national comparisons. For investors, this indicates a deep tenant base and durable leasing velocity across product types. Neighborhood occupancy trends sit above national midpoints, supporting steady collections and retention in typical cycles.
Within a 3-mile radius, demographics show a large employment-served population, rising household counts, and income growth that supports rent levels without overreliance on concessions. Forecasts point to additional household growth through 2028, which should expand the renter pool and help sustain occupancy stability. The market’s elevated home values create a high-cost ownership environment, which typically reinforces multifamily demand and lease retention.
Relative to broader metro and national commercial real estate analysis benchmarks, the neighborhood’s NOI per unit performance ranks among the strongest nationally, signaling revenue resilience for well-positioned assets. The local construction mix skews older than 1980s stock, giving 1987-vintage properties a competitive edge while still leaving room for targeted modernization to enhance renter appeal.
Safety indicators present a mixed but improving picture. Against the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, the area sits below the top tier, yet nationally it compares favorably overall. Recent estimates show meaningful year-over-year declines in both property and violent offense rates, indicating improving conditions versus prior periods. Investors should underwrite with submarket comps and trend lines rather than block-level assumptions.
In practical terms, the area’s national positioning suggests competitive safety relative to many urban districts, while metro rankings imply vigilance on asset-level security, lighting, and access control to support retention and insurance planning.
Proximity to major employers underpins workforce housing demand and commute convenience, with nearby roles in cybersecurity, software, gaming, infrastructure/engineering, and energy that support leasing depth and renewal potential.
- Symantec — cybersecurity (1.23 miles)
- Microsoft Offices The Reserves — software (2.19 miles)
- Activision Blizzard — gaming (3.11 miles) — HQ
- AECOM — infrastructure & engineering (4.04 miles) — HQ
- Occidental Petroleum — energy (4.63 miles) — HQ
4800 Sepulveda Blvd offers scale at 68 units with near-1,000 sq. ft. average floor plans that can support retention and family-friendly tenancy. The 1987 vintage is newer than the neighborhood’s average stock, positioning the asset competitively versus older buildings while still allowing for targeted system and interior updates to drive rent premiums. Elevated local home values sustain reliance on multifamily housing, and neighborhood occupancy sits above national midpoints; according to CRE market data from WDSuite, renter concentration is high, indicating depth of demand.
Forward demographic signals within a 3-mile radius point to increasing households and income growth through 2028, expanding the renter pool and supporting leasing stability. Underwriting should acknowledge limited nearby passive amenities and some metro-relative safety variability, but the employment base and neighborhood revenue profile have historically supported stable operations for well-located, well-managed assets.
- Scale and larger floor plans support retention and broaden target renter segments
- 1987 vintage is competitive versus older neighborhood stock, with value-add potential via modernization
- High renter-occupied share and above-median occupancy support demand depth and leasing stability
- High-cost ownership market reinforces pricing power for quality multifamily assets
- Risks: limited nearby parks/pharmacies and metro-relative safety positioning warrant asset-level enhancements and conservative underwriting