| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4378 Sepulveda Blvd, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1986 |
| Units | 43 |
| Transaction Date | 2018-07-12 |
| Transaction Price | $17,225,000 |
| Buyer | SEPULVEDA LOFTS LLC |
| Seller | DAWSON GUILLERMAN |
4378 Sepulveda Blvd, Sherman Oaks Multifamily Investment
Renter demand in this Urban Core pocket of Sherman Oaks is supported by a high neighborhood renter concentration and a high-cost ownership market, according to WDSuite’s CRE market data. Investors evaluating commercial real estate analysis in the Valley will find stable fundamentals with room for value-add through selective upgrades.
Located in the Los Angeles-Long Beach-Glendale metro, the neighborhood surrounding 4378 Sepulveda Blvd ranks 66 out of 1,441 metro neighborhoods and is competitive among Los Angeles-Long Beach-Glendale, CA neighborhoods (A rating). The area’s housing stock skews toward renter-occupied units, with a renter concentration of 68.9% of housing units, indicating a deeper tenant base for multifamily assets and supporting leasing durability.
Amenity access is a notable strength: restaurants and cafes score in the high national percentiles (restaurants 98th; cafes 97th), with pharmacies also strong (99th), per WDSuite. Grocery access tracks above national norms as well. Park space is limited locally, which places more weight on property-level amenities and walkable services when positioning units.
Neighborhood occupancy is 90.7% with modest softening over five years; current levels are roughly in line with broader metro patterns and support practical underwriting on stabilized operations. Typical home values rank in the 98th percentile nationally, signaling a high-cost ownership market that tends to reinforce sustained renter reliance on multifamily housing and can aid lease retention.
Within a 3-mile radius, demographics point to a stable-to-expanding renter pool: households have edged up recently and are projected to grow further, while smaller average household sizes are expected to add more one- and two-bedroom demand. Incomes have risen and are projected to continue growing, improving rent coverage and supporting measured rent growth over time.
Safety indicators compare favorably at the national level: the neighborhood sits in the 76th percentile nationally, placing it in the top quartile for safety compared with neighborhoods nationwide, based on WDSuite’s data. At the metro level, conditions can vary block to block, but the area trends better than many urban Los Angeles submarkets.
Recent momentum is constructive: estimated violent and property offense rates both declined year over year, with improvements among the strongest nationally. While investors should continue standard diligence and security planning, the directional trend supports renter appeal and lease stability.
Proximity to major employers in energy, entertainment, engineering, and media supports a steady professional renter base and convenient commutes for residents. Notable nearby employers include Occidental Petroleum, Live Nation Entertainment, Activision Blizzard Studios, AECOM, and Radio Disney.
- Occidental Petroleum — energy (6.36 miles) — HQ
- Live Nation Entertainment — entertainment (6.52 miles) — HQ
- Activision Blizzard Studios — gaming & media (6.86 miles)
- AECOM — engineering & infrastructure (6.89 miles) — HQ
- Radio Disney — media (7.21 miles)
This 43-unit property, built in 1986, offers a balanced value-add and operations story in a renter-heavy, amenity-rich pocket of Sherman Oaks. The vintage suggests selective modernization—interiors, building systems, and common areas—that can sharpen competitive positioning against newer stock while managing capital exposure. High neighborhood home values and a substantial share of renter-occupied housing units support demand depth and lease retention. According to CRE market data from WDSuite, neighborhood occupancy is around the metro average, with amenity access and income growth trends underpinning steady absorption.
Within a 3-mile radius, households are projected to increase and average household sizes to trend lower, indicating a broader tenant base for mid-size units. Forward rent projections and rising median incomes provide room for thoughtful revenue management, while limited park access highlights the importance of on-site amenities to sustain pricing power.
- 1986 vintage enables targeted renovations for competitive lift without full repositioning
- Renter concentration and high ownership costs reinforce a deep tenant base
- Amenity-rich Urban Core location supports leasing velocity and retention
- 3-mile outlook shows growing households and rising incomes, supporting rent growth and occupancy stability
- Risks: modest occupancy softening and limited local park space require active asset management and amenity investment