| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 69th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5465 White Oak Ave, Encino, CA, 91316, US |
| Region / Metro | Encino |
| Year of Construction | 1987 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5465 White Oak Ave Encino 42-Unit Multifamily Asset
Neighborhood occupancy trends are above the metro median with a deep renter-occupied base that supports leasing stability, according to WDSuite’s CRE market data.
Encino’s Urban Core location offers strong daily-life convenience: grocery and pharmacy access ranks in higher national percentiles, and cafe density is competitive, which supports resident satisfaction and retention. Public park acreage is limited within the immediate neighborhood, a factor to weigh for tenants prioritizing green space.
At the neighborhood level, occupancy is in the top quintile nationally and is above the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, a constructive backdrop for stabilized operations. Average school ratings trend mid-tier (around 3 out of 5, 61st percentile nationally), adequate for a broad renter profile.
The property’s 1987 vintage is newer than the neighborhood’s average 1970s housing stock. That positioning can be competitive versus older buildings, while investors should still anticipate targeted modernization and system updates to support rent growth and reduce future capital risk.
Renter concentration is substantial at the neighborhood level (roughly six in ten housing units are renter-occupied), indicating depth in the tenant pool for multifamily demand. Within a 3-mile radius, households have grown modestly over the last five years and are projected to increase significantly by 2028, alongside smaller household sizes; even with a slight population dip projected, this mix typically supports a larger tenant base and steadier leasing.
Ownership is a high-cost proposition in this area relative to incomes (value-to-income measures are in upper national percentiles), which tends to reinforce reliance on rental housing and bolster pricing power for well-located assets. At the same time, rent-to-income ratios at the neighborhood level are comparatively manageable, a combination that can aid retention while supporting disciplined rent growth strategies.
Compared with neighborhoods nationwide, this area aligns with the 76th percentile for safety, indicating it is safer than most peer locations. Year over year, estimated violent and property offense rates have shown sharp declines, with improvements ranking among the strongest nationally. These trends support resident confidence and can contribute to occupancy stability, while investors should continue to monitor citywide dynamics and longer-term patterns.
Proximity to diversified corporate employers supports renter demand and commute convenience for residents, notably in life sciences, insurance, energy, entertainment, and engineering. Nearby anchors include Thermo Fisher Scientific, Farmers Insurance, Occidental Petroleum, Live Nation Entertainment, and AECOM.
- Thermo Fisher Scientific — life sciences (4.4 miles)
- Farmers Insurance Exchange — insurance (4.9 miles) — HQ
- Occidental Petroleum — energy (8.8 miles) — HQ
- Live Nation Entertainment — entertainment (9.6 miles) — HQ
- AECOM — engineering (9.7 miles) — HQ
5465 White Oak Ave offers a 42-unit, 1987-vintage asset positioned against predominantly 1970s neighborhood stock, providing relative competitiveness with potential to unlock value through targeted renovations and system upgrades. Neighborhood occupancy performance sits above the metro median and in stronger national percentiles, and ownership costs are elevated relative to incomes—conditions that typically sustain multifamily renter demand and support pricing discipline. Based on commercial real estate analysis from WDSuite, rent-to-income levels look comparatively manageable at the neighborhood level, which can aid retention while allowing for measured rent growth.
Within a 3-mile radius, households have increased and are projected to rise further through 2028, even as household sizes shrink and population is expected to edge lower—an environment that often expands the renter pool. Amenity access is strong (groceries, pharmacies, cafes), safety has improved on a year-over-year basis, and the employer base within 10 miles is diverse. Key watch items include limited park acreage in the immediate area and monitoring broader Los Angeles market cyclicality.
- 1987 vintage vs. older local stock supports competitive positioning with value-add potential
- Neighborhood occupancy above metro median and strong nationally supports leasing stability
- High-cost ownership market reinforces renter demand; rent-to-income appears comparatively manageable for retention
- Risks: limited nearby park acreage, slight population drift, and typical LA market cyclicality to monitor