| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 69th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5455 Zelzah Ave, Encino, CA, 91316, US |
| Region / Metro | Encino |
| Year of Construction | 1977 |
| Units | 54 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5455 Zelzah Ave Encino Multifamily Investment
This 54-unit property in a high-occupancy neighborhood benefits from strong rental demand and elevated rent growth. Neighborhood-level occupancy of 96.8% ranks above metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, according to CRE market data from WDSuite.
The Encino neighborhood ranks in the top quartile nationally for housing fundamentals, with neighborhood-level occupancy at 96.8% and median contract rents of $1,754 reflecting 17.7% growth over five years. Demographics within a 3-mile radius show a stable tenant base with median household income of $97,966 and 46.9% of housing units occupied by renters. The area maintains strong amenity density with 4.07 grocery stores per square mile ranking in the 94th percentile nationally.
Built in 1977, this property aligns with the neighborhood's average construction year of 1973, suggesting consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. The neighborhood's rental share of 62.2% ranks in the 95th percentile nationally, indicating robust rental market depth that supports occupancy stability and lease retention.
Forward-looking demographics project household growth of 32.9% through 2028, with median household income expected to reach $149,117—a 52.2% increase that supports rental pricing power. Home values at $601,620 median with 31.5% five-year appreciation reinforce rental demand by maintaining elevated ownership costs that keep households in the multifamily market.
The neighborhood demonstrates improving safety trends with property crime rates declining 74.4% year-over-year, ranking in the 96th percentile nationally for crime reduction. Violent crime rates also decreased 93.3% annually, placing the area in the 99th percentile for improvement among neighborhoods nationwide. Current property offense rates of 240.6 per 100,000 residents rank near the metro median among 1,441 neighborhoods in the Los Angeles-Long Beach-Glendale region.
While absolute crime levels remain moderate compared to the broader metro area, the significant year-over-year improvements in both property and violent crime categories suggest positive momentum that can support tenant retention and leasing velocity.
The employment base includes major corporate offices within commuting distance, supporting workforce housing demand from professional tenants.
- Thermo Fisher Scientific — life sciences (4.2 miles)
- Farmers Insurance Exchange — insurance (4.7 miles) — HQ
- Thermo Fisher Scientific — life sciences (6.9 miles)
- Occidental Petroleum — energy (8.9 miles) — HQ
- Live Nation Entertainment — media & entertainment (9.7 miles) — HQ
This 54-unit property built in 1977 offers value-add potential in a neighborhood with above-average fundamentals and strong rental demand trends. Neighborhood-level occupancy of 96.8% exceeds metro median performance, while median contract rents of $1,754 have grown 17.7% over five years, supported by household income growth of 29.7% in the same period. Demographics within a 3-mile radius project continued household formation with 32.9% growth expected through 2028, expanding the potential tenant base.
The property's 1977 vintage aligns with neighborhood norms and presents capital improvement opportunities that could capture upside from ongoing area gentrification. Home values at $601,620 median maintain elevated ownership costs that reinforce rental demand, while the neighborhood's 62.2% rental tenure share ranks in the 95th percentile nationally, indicating deep rental market fundamentals that support occupancy stability.
- Neighborhood occupancy of 96.8% ranks above metro median among 1,441 area neighborhoods
- Strong rent growth trajectory with 17.7% five-year increase in median contract rents
- Value-add potential from 1977 construction year and capital improvement opportunities
- Projected household growth of 32.9% through 2028 supports tenant demand expansion
- Risk consideration: Rent-to-income ratio of 0.28 suggests potential affordability pressure requiring active lease management