| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 88th | Best |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14440 Dickens St, Sherman Oaks, CA, 91423, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1985 |
| Units | 51 |
| Transaction Date | 1998-04-23 |
| Transaction Price | $1,334,000 |
| Buyer | KLST PARTNERSHIP |
| Seller | B D FISCHER INC |
14440 Dickens St, Sherman Oaks Multifamily Investment
Neighborhood rents and incomes skew high while ownership costs remain elevated, supporting durable renter demand according to WDSuite’s CRE market data for the surrounding area.
Positioned in an Inner Suburb pocket of Sherman Oaks with a B+ neighborhood rating, the area ranks 467 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods — competitive among metro peers. Parks access trends strong (around the 80th percentile nationally), while everyday retail like grocers, pharmacies, and cafes is thinner in the immediate blocks, suggesting a primarily residential setting where residents rely on short drives for errands.
For the neighborhood (not the property), median contract rent sits near the top of national distributions (about the 97th percentile), paired with a moderate rent-to-income profile. This mix points to pricing power without outsized affordability pressure, an advantage for lease management and retention. Median household income also trends in the high national percentiles, reinforcing the depth of qualified renters.
Tenure patterns are mixed: the immediate neighborhood shows a lower renter-occupied share, but within a 3-mile radius renters comprise roughly six in ten housing units, indicating a broad tenant base for multifamily. The 3-mile view also shows a slight population dip in recent years alongside a small increase in households, with projections calling for population growth and more households by 2028 — conditions that typically support occupancy stability and leasing velocity.
The property — built in 1985 — is newer than the area’s average construction year (1974). That vintage can compete well against older stock while still warranting capital planning for systems modernization and selective value-add to meet current renter expectations.
Home values in the neighborhood sit in the top national percentiles, and the value-to-income ratio ranks high nationally. In investor terms, this is a high-cost ownership market that tends to sustain reliance on rental housing, supporting tenant retention and rent growth management when operations are executed well.
According to WDSuite’s CRE market data, the neighborhood benchmarks in the top quartile nationally for overall safety indicators, with both property and violent offense measures comparing favorably to many U.S. neighborhoods. Recent year-over-year readings show meaningful declines in estimated offense rates, a positive directional trend for investor underwriting.
Safety performance can vary across Los Angeles micro-areas, so property-level diligence remains important. Framed comparatively, the national standing is a constructive signal, while metro-level variation underscores the value of on-the-ground assessment and ongoing monitoring.
The surrounding employment base mixes entertainment, energy, engineering, and media, creating a diverse pool of well-paid commuters that supports renter demand and retention. The list below highlights nearby anchors that align with the area’s leasing profile: Live Nation Entertainment, Radio Disney, Occidental Petroleum, Activision Blizzard Studios, and AECOM.
- Live Nation Entertainment — entertainment (5.9 miles) — HQ
- Radio Disney — media (6.1 miles)
- Occidental Petroleum — energy (6.2 miles) — HQ
- Activision Blizzard Studios — gaming & media (6.3 miles)
- AECOM — engineering & design (6.5 miles) — HQ
14440 Dickens St offers 51 units averaging roughly 774 square feet in a high-income Sherman Oaks micro-location where neighborhood rents benchmark near the top of national distributions. Home values and value-to-income metrics indicate a high-cost ownership market, which generally reinforces rental demand and supports pricing power. Based on commercial real estate analysis from WDSuite, neighborhood occupancy is steady rather than tight, creating room for operational improvements to translate into revenue capture.
Built in 1985, the asset is newer than much of the surrounding stock and can compete effectively with targeted upgrades to interiors, common areas, and building systems. Within a 3-mile radius, projections point to population growth and a larger household count by 2028, expanding the renter pool and supporting leasing stability over a multi-year hold.
- High-cost ownership market supports sustained reliance on rentals and tenant retention
- 1985 vintage offers value-add and systems-modernization upside versus older local stock
- Strong income profile and top-tier neighborhood rents support pricing power
- 3-mile projections indicate population and household growth, expanding the renter base
- Risks: thinner immediate retail amenities and metro variability in safety and occupancy warrant focused asset management