| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 88th | Best |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14248 Dickens St, Sherman Oaks, CA, 91423, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1978 |
| Units | 40 |
| Transaction Date | 1995-11-09 |
| Transaction Price | $911,000 |
| Buyer | L B D C FAMILY LTD PARTNERSHIP |
| Seller | DICKENS ASSOCIATES |
14248 Dickens St Sherman Oaks Multifamily Investment
This 40-unit property benefits from neighborhood-level occupancy rates of 88.7% and a high-income renter base, according to CRE market data from WDSuite.
Sherman Oaks ranks in the top quartile nationally among 1,491 metro neighborhoods for demographics and crime metrics, with median household income of $186,976 and strong educational attainment at 39.4% bachelor's degree completion. The neighborhood receives a B+ rating and demonstrates rental market stability with 30.1% of housing units occupied by renters.
Built in 1978, this property aligns with the neighborhood's average construction year of 1974, suggesting potential value-add opportunities through strategic renovations and unit improvements. Demographic statistics within a 3-mile radius show a stable population of approximately 147,557 residents, with 59.1% of housing units renter-occupied, supporting consistent rental demand.
The area maintains competitive rent levels with median contract rents of $2,494, ranking in the 97th percentile nationally. Home values averaging $1.65 million reinforce rental demand by keeping ownership costs elevated relative to renting options. Current neighborhood occupancy of 88.7% reflects market fundamentals, though investors should monitor this metric as it sits below the metro median.
Amenity access remains limited with minimal walkable retail density, though the area provides adequate childcare facilities and park access. The rent-to-income ratio of 0.14 suggests manageable affordability for the target demographic, supporting lease retention and renewal rates.
The neighborhood demonstrates strong safety metrics, ranking 41st out of 1,441 metro neighborhoods for overall crime performance, placing it in the 88th percentile nationally. Both violent and property crime rates have declined significantly over the past year, with violent offenses down 94.4% and property crimes decreasing 88.6%.
Current violent crime rates stand at 3.3 incidents per 100,000 residents, well below regional averages. Property offense rates of 91.1 per 100,000 residents rank in the 68th percentile nationally, indicating above-average safety conditions that support tenant retention and property values.
The property benefits from proximity to major entertainment and corporate headquarters within the greater Los Angeles market, providing diverse employment opportunities that support workforce housing demand.
- Live Nation Entertainment — entertainment services (5.8 miles) — HQ
- Radio Disney — media and broadcasting (5.9 miles)
- Activision Blizzard Studios — gaming and technology (6.2 miles)
- Occidental Petroleum — energy and petroleum (6.2 miles) — HQ
- AECOM — engineering and construction (6.4 miles) — HQ
This 40-unit Sherman Oaks property offers value-add potential through its 1978 vintage, allowing investors to implement strategic improvements while benefiting from a high-income tenant base with median household incomes of $186,976. The neighborhood's 88.7% occupancy rate provides a foundation for stable cash flows, while elevated home values exceeding $1.6 million maintain rental demand by keeping ownership costs prohibitive for many residents.
According to multifamily property research from WDSuite, the area ranks in the top quartile nationally for demographics and safety metrics, supporting long-term tenant retention. Population forecasts within the 3-mile radius indicate modest growth with household formation expected to increase rental demand through 2028.
- High-income tenant base with median household income nearly double the national average
- Value-add opportunity through 1978 vintage allowing for strategic unit improvements
- Strong safety profile ranking in 88th percentile nationally for crime metrics
- Proximity to major corporate employers including entertainment and energy headquarters
- Risk consideration: neighborhood occupancy below metro median requires active lease management