| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4420 N Sepulveda Blvd, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1988 |
| Units | 105 |
| Transaction Date | 2015-05-15 |
| Transaction Price | $38,500,000 |
| Buyer | OAKS BLVD APARTMENTS OWNER LLC |
| Seller | PPF AMLI 4440 SEPULVEDA BOULEVARD LP |
4420 N Sepulveda Blvd Sherman Oaks Multifamily Investment
High renter concentration and elevated ownership costs in the neighborhood support durable multifamily demand, according to WDSuite’s CRE market data.
Sherman Oaks offers strong urban conveniences that appeal to renters, with restaurant, café, grocery, and pharmacy density scoring in the top decile nationally. Neighborhood amenity strength is a positive for leasing velocity and resident retention, while limited park access suggests outdoor space programming and nearby private amenities can differentiate a property.
The area’s renter-occupied share is high for the metro, indicating a deep tenant base and consistent demand for professionally managed apartments. Neighborhood occupancy trends sit near the metro median, signaling competitive but manageable leasing conditions for stabilized assets.
Construction vintage averages 1975 locally; this property’s 1988 delivery is newer than the neighborhood norm, which can improve competitive positioning versus older stock. Investors should still plan for targeted modernization and systems updates typical of late-1980s buildings to protect NOI and extend useful life.
Within a 3-mile radius, recent demographics show essentially flat population but stable household counts, with projections pointing to household growth and smaller average household sizes over the next five years. That combination tends to expand the renter pool and support occupancy stability. Elevated home values in the neighborhood, alongside strong household incomes, create a high-cost ownership market that reinforces reliance on multifamily rentals and can support pricing power when lease management is disciplined.
Relative to the Los Angeles-Long Beach-Glendale metro, the neighborhood’s composite crime positioning is in the top quartile among 1,441 neighborhoods, and it ranks above the national average (76th percentile) for overall safety. Recent data also indicates notable year-over-year improvement, with violent and property offense rates trending down, which supports investor confidence in tenant retention and marketing.
That said, property crime compares closer to national mid-range levels, so measures such as access control, secure package handling, and visible management presence remain prudent to sustain leasing performance and mitigate loss exposure.
Proximity to major employers supports commuter convenience and diversified renter demand, anchored by energy, entertainment, gaming, engineering, and insurance offices noted below.
- Occidental Petroleum — energy (6.4 miles) — HQ
- Live Nation Entertainment — entertainment (6.6 miles) — HQ
- Activision Blizzard Studios — gaming & media (6.9 miles)
- AECOM — engineering & infrastructure (7.0 miles) — HQ
- Farmers Insurance Exchange — insurance (8.1 miles) — HQ
The investment case centers on depth of renter demand, location convenience, and relative competitiveness versus older local stock. The neighborhood’s high renter-occupied share and elevated ownership costs underpin a broad tenant base and support for rent levels, while amenity density enhances leasing appeal. According to CRE market data from WDSuite, neighborhood occupancy is near metro norms and asking rents have trended upward over the past five years, aligning with steady income profiles in the area.
Built in 1988 with larger floor plans typical of late-1980s construction, the asset should compete well against 1970s-vintage properties, with potential to capture additional yield through targeted interior and building-system updates. Within a 3-mile radius, projections indicate an increase in households and smaller average household sizes, which typically expands the renter pool and supports occupancy stability. Counterpoints include limited park access and mid-range property crime comparisons, which call for thoughtful amenity programming and security practices.
- Deep renter base and high-cost ownership market support durable demand
- Amenity-rich urban setting strengthens leasing and retention
- 1988 vintage offers competitive edge versus older stock with value-add upside
- 3-mile household growth and smaller sizes expand the tenant pool
- Risks: limited park access, mid-range property crime, and metro-typical occupancy