| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 91st | Best |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14657 Dickens St, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1996 |
| Units | 83 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14657 Dickens St Sherman Oaks 83-Unit Multifamily
Neighborhood fundamentals point to durable renter demand and amenity-driven leasing, according to WDSuite s CRE market data, with occupancy measured at the neighborhood level holding in the low-90% range and rents supported by a high-cost ownership market. This positions the asset for steady operations in Sherman Oaks while investors monitor near-term absorption.
Sherman Oaks 7 Dickens Street corridor offers strong daily-life convenience: restaurants, cafes, groceries, pharmacies, and parks all rank competitively among 1,441 Los Angeles-Long Beach-Glendale neighborhoods. Amenity access trends in the top quartile nationally, which can aid leasing velocity and resident retention for multifamily assets.
The property 7s 1996 vintage is newer than the neighborhood 7s average construction year (1976), suggesting relative competitiveness versus older local stock. Investors should still plan for targeted modernization or system updates typical of late-1990s buildings, but the age profile supports ongoing renter appeal compared with earlier-vintage alternatives.
At the neighborhood level, renter-occupied housing accounts for roughly six in ten units, indicating a deep tenant base and consistent multifamily demand. Neighborhood occupancy is in the low-90% range and has softened modestly over the last five years, a manageable headwind that warrants attention to leasing and renewal strategies.
Demographics aggregated within a 3-mile radius show high incomes and a professional resident base, with median incomes rising in recent years and projections indicating further gains. Looking ahead, households are projected to increase by more than 30% and average household size is expected to trend lower, expanding the renter pool and supporting occupancy stability for well-located properties.
Ownership remains high-cost in this pocket of Los Angeles (a high national percentile for home values and value-to-income ratios), which reinforces reliance on multifamily housing and supports pricing power when paired with prudent lease management. Rent-to-income levels for the neighborhood suggest manageable affordability pressure, helping underpin renewal prospects in line with broader commercial real estate analysis for core Los Angeles submarkets.
Safety indicators compare favorably to national norms, with the neighborhood positioned around the 76th percentile nationally for lower crime, according to CRE market data from WDSuite. Recent trends point to sharp year-over-year declines in both property and violent offense estimates, an encouraging trajectory for long-term operations and resident retention.
As with any urban core location in the Los Angeles metro, conditions can vary by block and time of day. Investors typically underwrite sensible security measures and lighting, but the broader directional improvements and above-average national standing support a stable operating outlook.
Proximity to major entertainment, energy, engineering, and media employers supports a deep, commuting renter base and can aid leasing stability. The following nearby employers anchor demand within a short drive:
- Live Nation Entertainment entertainment (6.1 miles) HQ
- Occidental Petroleum energy (6.3 miles) HQ
- Radio Disney media (6.4 miles)
- Activision Blizzard Studios gaming & entertainment (6.5 miles)
- AECOM engineering & infrastructure (6.7 miles) HQ
Positioned in a top-performing Los Angeles neighborhood, this 83-unit, 1996-vintage asset benefits from strong amenity access, a high renter concentration, and a high-cost ownership landscape that sustains multifamily demand. Based on CRE market data from WDSuite, neighborhood occupancy sits in the low-90% range and rent-to-income dynamics point to manageable affordability pressure, supporting renewal rates when paired with disciplined lease management.
Compared with older 1970s-vintage stock prevalent nearby, the property 7s late-1990s construction enhances competitive positioning while leaving room for selective value-add upgrades. Demographic data within a 3-mile radius indicates rising incomes and a projected increase in household counts over the next five years, expanding the tenant base and supporting long-term leasing fundamentals.
- Amenity-rich location and top-quartile national convenience support leasing velocity and retention
- High renter-occupied share signals depth of tenant demand in the immediate neighborhood
- 1996 vintage offers competitive positioning versus older stock with targeted upgrade potential
- Household growth and income gains within 3 miles expand the renter pool and support occupancy stability
- Risk: Neighborhood occupancy has softened over five years; emphasizes the need for focused leasing and renewals