| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 83rd | Best |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5166 Sepulveda Blvd, Culver City, CA, 90230, US |
| Region / Metro | Culver City |
| Year of Construction | 1992 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5166 Sepulveda Blvd Culver City Multifamily Investment
Neighborhood fundamentals point to durable renter demand and steady occupancy, with a high-cost ownership market reinforcing the lease-up base, based on commercial real estate analysis and WDSuite’s CRE market data.
Culver City’s inner-suburban location offers investors a balanced mix of livability and access. The neighborhood is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 52 out of 1,441) and sits in the top quartile nationally for overall neighborhood quality, according to WDSuite’s CRE market data.
Amenity density is a strength: restaurants and groceries score in the low-to-mid 90s by national percentile, and pharmacies are near the 99th percentile. These day-to-day services reduce resident friction and can support lease retention. Average school ratings around 4.0 out of 5 place the area above many U.S. neighborhoods, a draw for family renters weighing longer stays.
Within a 3-mile radius, the renter-occupied share is about 61%, indicating a deep tenant base for multifamily. Household incomes skew high relative to national norms, while elevated home values (near the top national percentiles) signal a high-cost ownership market that tends to sustain multifamily demand rather than pull renters into ownership.
Demographics within 3 miles show recent population stability with a modest uptick in households, and projections point to further household growth over the next five years. That expansion, alongside strong local amenities and employment centers, supports demand depth and occupancy resilience at the neighborhood level.
Safety indicators are broadly in line with regional norms and slightly better than national averages overall. The neighborhood’s crime ranking sits near the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, while national comparisons place it around the mid-50s percentile for overall safety, signaling moderately favorable conditions versus the U.S. baseline.
Recent trends are mixed: property offenses show a notable year-over-year decline (a positive sign for residents and operators), whereas violent offenses increased over the same period. Investors should monitor these trends over multiple periods and align on-site practices (lighting, access controls, resident engagement) with standard risk management expectations.
Nearby employers span technology, media, engineering, and air travel services, supporting a diversified renter pool and commute convenience for workforce housing. The list below reflects key demand drivers within a short radius that can aid leasing stability.
- Symantec — software/security (1.1 miles)
- Microsoft Offices The Reserves — technology offices (2.2 miles)
- Activision Blizzard — gaming & media (3.3 miles) — HQ
- Southwest Airlines Counter — air travel services (3.6 miles)
- AECOM — engineering & infrastructure (4.2 miles) — HQ
Built in 1992, this 48-unit asset offers a competitive vintage versus much of the surrounding stock, which skews older. The relative recency can reduce immediate modernization gaps versus pre-1980s properties while still warranting targeted capital planning for building systems and interiors. Strong neighborhood livability, high household incomes, and elevated home values support a deep renter base and pricing power without overreliance on in-migration.
Neighborhood occupancy has been stable in the mid-90s and sits above many U.S. areas with similar urban amenities. According to CRE market data from WDSuite, the area’s high-cost ownership landscape and robust amenity access help sustain renter demand, while a growing 3-mile household count points to a larger tenant base over time. Key risks include mixed safety trends and the need to manage affordability pressure as rents trend higher.
- 1992 vintage competes well against older neighborhood stock, with focused value-add and systems planning potential.
- Strong amenity and school access (top national percentiles) supports lease retention and renter appeal.
- High-cost ownership market reinforces rental demand and can support occupancy stability.
- 3-mile household growth expands the tenant base, aiding leasing and renewal velocity.
- Risks: monitor mixed safety trends and manage affordability to protect retention and collections.