| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15270 Sutton St, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1986 |
| Units | 30 |
| Transaction Date | 1997-03-20 |
| Transaction Price | $1,179,500 |
| Buyer | ROBINS PRESTON |
| Seller | SAMSON COMPANY I |
15270 Sutton St Sherman Oaks Multifamily Investment
Positioned in an A-rated Urban Core pocket of Sherman Oaks, the asset benefits from a high renter-occupied housing base and a high-cost ownership market that tends to support durable rental demand, according to WDSuite’s CRE market data.
Sherman Oaks’ A-rated Urban Core location ranks 66 out of 1,441 Los Angeles metro neighborhoods, placing it in the top tier locally for overall fundamentals. Neighborhood-level occupancy runs near 91% (neighborhood metric, not property-level), suggesting stable leasing conditions even as the region has seen some softening over the last five years.
Daily needs and lifestyle amenities are a strength: neighborhood amenities score in the top quartile nationally, with dense restaurant and cafe options and strong pharmacy and grocery access. Immediate park access is limited, which may slightly reduce appeal for residents seeking abundant green space, but the broader location advantages typically offset this for urban renters.
For investors evaluating renter depth, the neighborhood shows a high share of renter-occupied housing units (neighborhood-level), reinforcing a sizable tenant base for multifamily. Within a 3-mile radius, demographic data indicate households have held broadly steady recently with rising incomes and a projected increase in household count alongside smaller average household sizes—dynamics that generally expand the renter pool and support occupancy stability.
The asset’s 1986 construction is newer than the neighborhood’s average vintage (1975). That relative youth can be competitively advantageous versus older local stock, while still leaving room for targeted modernization to capture rent premiums and manage long-term capital expenditure planning.
Home values in the neighborhood are elevated relative to national norms, and the value-to-income ratio is high. In practice, this high-cost ownership context tends to sustain reliance on rental housing and can support pricing power, while neighborhood rent-to-income levels suggest manageable affordability pressure—useful for lease retention and renewal strategies.
Safety indicators benchmark above the national median, with neighborhood-level measures sitting in higher national percentiles for overall and violent offense safety. According to WDSuite’s CRE market data, both violent and property offense rates have seen sharp year-over-year declines, a favorable directional trend for resident retention and leasing.
Crime conditions can vary by block and time of day, and comparisons are best made at the neighborhood level. Investors should monitor ongoing trends and property-level security practices as part of standard underwriting.
Nearby corporate employment includes energy, entertainment, engineering, and media headquarters and offices, supporting commuter convenience and a diversified white-collar renter base.
- Occidental Petroleum — energy (6.3 miles) — HQ
- Live Nation Entertainment — entertainment (6.5 miles) — HQ
- Activision Blizzard Studios — gaming & media (6.8 miles)
- AECOM — engineering & infrastructure (6.9 miles) — HQ
- Radio Disney — media (7.2 miles)
This 30-unit 1986-vintage asset sits in a top-tier Sherman Oaks location where elevated home values and a high share of renter-occupied housing support deep multifamily demand. Neighborhood occupancy is around 91% (neighborhood-level), and strong amenity density underpins renter appeal. The vintage is newer than the local average, implying competitive positioning versus older stock while leaving room for value-add modernization and systems updates.
According to CRE market data from WDSuite, the area’s high-cost ownership market and growing upper-income household base within a 3-mile radius point to durable leasing fundamentals and pricing power, with projected household growth and smaller household sizes reinforcing a larger tenant base over time. Key watch items include limited immediate park access and recent metro-wide softening in occupancy trends.
- A-rated Urban Core location ranked among the top Los Angeles neighborhoods for overall fundamentals
- High renter-occupied share and elevated ownership costs sustain demand depth and support retention
- 1986 construction offers competitive positioning with targeted value-add and modernization potential
- Amenity-rich setting (dining, cafes, pharmacies, groceries) enhances leasing appeal
- Risks: neighborhood park access is limited; occupancy has softened from prior highs at the neighborhood level