| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15130 Dickens St, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1987 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15130 Dickens St, Sherman Oaks Multifamily Investment
Positioned in an Urban Core pocket of Sherman Oaks with strong renter demand and a deep local amenities base, this asset offers durable leasing fundamentals, according to WDSuite’s CRE market data. Neighborhood occupancy sits near national mid-range while renter concentration remains elevated, supporting steady tenant interest.
Sherman Oaks’ Urban Core location supports day-to-day convenience and renter appeal. The neighborhood ranks above metro median for amenities (204th among 1,441 Los Angeles metro neighborhoods) with especially dense dining and café options, and strong pharmacy and grocery proximity. Park access is limited within the immediate neighborhood boundary, so private and on-site amenities can be a differentiator for resident retention.
Rents in the neighborhood trend high versus national norms, and median asking rents have grown meaningfully over the last five years. At the same time, the neighborhood’s renter-occupied share is high (68.9% of housing units), indicating a deep tenant base that can support absorption and leasing velocity for multifamily assets. Occupancy across the neighborhood is around the national midpoint and has softened versus five years ago, suggesting investors should underwrite leasing with prudent concessions while leaning on location strengths to sustain occupancy.
Within a 3-mile radius, demographics show a well-capitalized consumer base with median incomes above national averages and a sizable share of higher-earning households. Recent years saw modest population stability, while forecasts point to population growth and a notable increase in household count over the next five years; combined with a projected decline in average household size, this implies a larger renter pool and supports occupancy stability for well-positioned properties.
Home values in the neighborhood are elevated relative to income (high value-to-income ratios), characteristic of Los Angeles’ ownership market. In practice, a high-cost ownership landscape tends to sustain reliance on rental housing, which can support pricing power and lease retention for competitively positioned multifamily communities.
Safety indicators are competitive among Los Angeles neighborhoods. The area’s overall crime positioning sits in the top quartile among 1,441 metro neighborhoods and in a stronger-than-average national percentile, suggesting comparatively favorable conditions versus many urban peers.
Year-over-year trends point to substantial declines in both violent and property incidents, placing the neighborhood among the stronger improvers metro-wide and nationally. As always, investors should review submarket and block-level patterns during diligence, but current trajectory supports stable operations relative to similar Urban Core locations.
Proximity to major employers helps underpin renter demand and commute convenience for a diverse professional base. Notable nearby employment nodes include Occidental Petroleum, Live Nation, Activision Blizzard Studios, AECOM, and Radio Disney.
- Occidental Petroleum — energy (6.5 miles) — HQ
- Live Nation Entertainment — entertainment (6.5 miles) — HQ
- Activision Blizzard Studios — media & gaming (6.9 miles)
- AECOM — engineering & infrastructure (7.0 miles) — HQ
- Radio Disney — media (7.0 miles)
15130 Dickens St is a 26-unit asset built in 1987, newer than the neighborhood’s average vintage, which can offer relative competitiveness versus older stock while leaving room for targeted modernization of interiors and building systems. Elevated neighborhood renter concentration and a dense amenities base support steady leasing, while the high-cost ownership market in Sherman Oaks reinforces reliance on rentals and can bolster retention. Based on commercial real estate analysis and CRE market data from WDSuite, occupancy in the immediate area sits near national mid-range, but demand depth remains supported by nearby employment and projected household growth within 3 miles.
Investor underwriting should balance the location’s strengths with pragmatic assumptions: neighborhood occupancy softened versus five years ago, and limited park space places more importance on on-site amenities. However, lower rent-to-income ratios locally indicate manageable affordability pressure, which can aid renewals and stabilize cash flows for well-run assets.
- 1987 vintage offers relative competitiveness with potential value-add via targeted modernization
- High renter-occupied share indicates a deep tenant base supporting absorption and leasing stability
- Proximity to diverse employers and strong neighborhood amenities underpin demand and retention
- High-cost ownership market supports rental reliance and pricing power potential
- Risk: neighborhood occupancy has moderated; underwriting should incorporate conservative lease-up and concession assumptions