| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 69th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5204 N Zelzah Ave, Encino, CA, 91316, US |
| Region / Metro | Encino |
| Year of Construction | 1977 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5204 N Zelzah Ave Encino Multifamily Investment
Positioned in an A-rated Encino neighborhood, this 36-unit asset benefits from steady renter demand and occupancy levels that are competitive among Los Angeles submarkets, according to WDSuite's CRE market data. Neighborhood metrics point to durable leasing fundamentals supported by a deep renter base and a high-cost ownership market.
The property sits within an A-rated neighborhood ranked in the top quartile among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, signaling strong overall fundamentals for multifamily investors. Amenity access is a local strength, with grocery and pharmacy availability testing in high national percentiles alongside a healthy mix of cafes and restaurants, supportive of resident convenience and lease retention.
Neighborhood occupancy is above the metro median and has improved over the past five years, supporting income stability for operators (neighborhood statistics refer to the surrounding neighborhood, not the property). Median contract rents register in the top quartile nationally, framing this area as a rent-supportive location while still requiring disciplined lease management.
Renter concentration is elevated, with roughly six in ten housing units renter-occupied in the neighborhood. For investors, that indicates a deeper tenant base and consistent multifamily demand. Average school ratings are mid-range locally, suggesting family appeal is present but not the primary demand driver compared with professional renter cohorts.
Within a 3-mile radius, recent data show a modest decline in population alongside a small increase in households, implying smaller household sizes and a steady flow of renters entering the market. Forward-looking estimates point to meaningful household growth and lower average household size, which together can broaden the tenant pool and support occupancy stability for well-positioned assets.
Home values score in high national percentiles and value-to-income ratios are elevated, indicating a high-cost ownership market. For multifamily, that backdrop typically sustains rental reliance, supporting pricing power and lease retention when paired with disciplined operations and competitive unit finishes.
Neighborhood safety indicators are favorable on a comparative basis: overall crime measures place the area above the national average for safety. Recent trend data show notable year-over-year improvements in both property and violent offense estimates at the neighborhood level, which reinforces stability for multifamily operations without making block-level claims.
As with any urban-core location in Los Angeles-Long Beach-Glendale, conditions vary by street and over time; investors should align onsite security, lighting, and access controls with operational goals while monitoring neighborhood trends.
The surrounding employment base spans insurance, energy, entertainment, engineering, and life sciences, supporting renter demand through diversified white-collar jobs and commute convenience to nearby corporate offices from Encino.
- Thermo Fisher Scientific — life sciences (4.2 miles)
- Farmers Insurance Exchange — insurance (4.8 miles) — HQ
- Occidental Petroleum — energy (8.6 miles) — HQ
- AECOM — engineering & infrastructure (9.5 miles) — HQ
- Live Nation Entertainment — entertainment (9.5 miles) — HQ
5204 N Zelzah Ave offers investors scale at 36 units and a 1977 vintage that is slightly newer than the neighborhood's average construction year. That positioning provides potential to compete against older stock while still allowing value-add through modernization of interiors and building systems where needed. Neighborhood-level occupancy is above the metro median and has trended positively, and renter concentration is high—both supportive of a stable tenant base and consistent leasing.
Elevated home values and value-to-income ratios indicate a high-cost ownership market that reinforces reliance on multifamily housing. Within a 3-mile radius, households have risen modestly and are projected to expand meaningfully as average household size trends lower, broadening the renter pool and supporting occupancy stability. According to CRE market data from WDSuite, neighborhood rent levels and NOI per unit test in high national percentiles, underscoring durable fundamentals while highlighting the importance of asset quality and management execution.
- Strong neighborhood positioning with above-median occupancy and a top-quartile overall rating among 1,441 metro neighborhoods
- High renter-occupied share signals a deep tenant base and consistent multifamily demand
- 1977 vintage supports value-add via interior modernization and systems upgrades to drive competitiveness
- Risk: household and population trends vary locally; returns depend on execution, capital planning, and maintaining unit quality