| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4410 Sepulveda Blvd, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 2010 |
| Units | 31 |
| Transaction Date | 2016-10-25 |
| Transaction Price | $18,500,000 |
| Buyer | Taduesz Bugaj |
| Seller | IMT Capital 4410 Sepulveda LLC |
4410 Sepulveda Blvd Sherman Oaks Multifamily Investment
Positioned in a high-demand, renter-oriented pocket of Sherman Oaks, the asset benefits from strong neighborhood amenities and a deep tenant base, according to WDSuite’s CRE market data. Stability is supported by a large concentration of renter-occupied housing and income levels that help sustain pricing.
Sherman Oaks’ neighborhood fundamentals are favorable for multifamily, with the area rated A and ranking 66 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods — top quartile within the metro based on WDSuite’s CRE market data. For investors, this indicates competitive positioning relative to other Los Angeles submarkets without relying on outsized lease-up assumptions.
Amenity access is a clear strength at the neighborhood level: restaurants and cafes index in the top quartile nationally, and grocery and pharmacy density also rank well above national norms. These features typically support leasing velocity and renewal propensity by enhancing day-to-day convenience for residents.
The property’s 2010 vintage is newer than the neighborhood’s average construction year (1975). Newer product often competes effectively against older stock on finishes and systems, though investors should still plan for selective mid-life upgrades over the hold to preserve competitive positioning.
Tenure patterns point to durable multifamily demand. Within the neighborhood, the renter-occupied share is elevated, indicating a deep local tenant pool. Separately, demographics aggregated within a 3-mile radius show renters comprise a majority of housing units as well, reinforcing demand depth across the broader trade area.
Three-mile demographics show households have been roughly stable in recent years, with forecasts indicating growth in both households and population over the next five years. A rising household count and a slight shift toward smaller household sizes suggest a larger tenant base for one- and two-bedroom formats, supporting occupancy stability and rent performance.
Ownership costs in this neighborhood are high by national standards, while incomes are also comparatively strong. This combination tends to sustain reliance on rental housing and can support pricing power, provided operators manage rent-to-income levels to mitigate retention risk.
Neighborhood safety indicators are comparatively favorable. WDSuite’s data place the area around the 76th percentile nationally for safety, which is competitive among Los Angeles-Long Beach-Glendale neighborhoods. Recent year-over-year estimates show notable declines in both violent and property offenses, suggesting an improving trend rather than a one-off fluctuation.
As with any urban core location, conditions can vary by block and over time; investors should pair these directional metrics with property-level assessments, but the broader neighborhood trend supports tenant retention and leasing stability.
Proximity to major employment centers underpins renter demand, with nearby corporate offices spanning energy, entertainment, and engineering. The employers below represent meaningful drivers of commute-friendly housing needs for this neighborhood.
- Occidental Petroleum — energy (6.4 miles) — HQ
- Live Nation Entertainment — entertainment (6.5 miles) — HQ
- Activision Blizzard Studios — media & gaming (6.9 miles)
- AECOM — engineering & infrastructure (6.9 miles) — HQ
- Radio Disney — media (7.2 miles)
4410 Sepulveda Blvd offers investors a 2010-vintage, 31-unit asset positioned within a high-amenity Sherman Oaks neighborhood that ranks in the metro’s top quartile. The combination of strong neighborhood convenience, high renter-occupied concentration, and incomes that support rent levels points to sustained leasing fundamentals. According to CRE market data from WDSuite, this area’s safety profile trends better than national averages and amenity density is a local differentiator, supporting renewal rates and day-to-day livability.
The asset’s newer vintage relative to neighborhood stock suggests competitive standing versus older properties while still warranting targeted mid-life capital planning. Looking forward, 3-mile forecasts indicate growth in households and population, implying a larger tenant base and continued demand for professionally managed apartments, with ownership costs that tend to reinforce reliance on rental housing.
- 2010 vintage competes well against older neighborhood stock; plan selective mid-life upgrades
- High neighborhood amenity density supports leasing velocity and renewal propensity
- Deep renter-occupied base locally and within 3 miles signals durable tenant demand
- Forward 3-mile growth in households and population expands the renter pool
- Risk: occupancy has softened from prior levels; performance depends on active asset management and competitive positioning