| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4440 Sepulveda Blvd, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1988 |
| Units | 105 |
| Transaction Date | 2015-05-26 |
| Transaction Price | $38,500,000 |
| Buyer | Mill Creek Residential Trust, LLC |
| Seller | AMLI Residential Properties, LP |
4440 Sepulveda Blvd Sherman Oaks Multifamily Investment
The neighborhood's 90.7% occupancy rate and 68.9% renter share signal consistent rental demand, according to CRE market data from WDSuite.
This Sherman Oaks neighborhood ranks in the top 5% nationally for demographics and housing fundamentals, positioning within the top quartile among 1,441 metro neighborhoods for overall neighborhood quality. With 68.9% of housing units renter-occupied, the area maintains strong rental demand that supports occupancy stability for multifamily properties.
Constructed in 1988, this 105-unit property aligns with the neighborhood's average construction vintage of 1975, potentially offering value-add opportunities through strategic capital improvements. Demographic data aggregated within a 3-mile radius shows a stable population base of approximately 124,000 residents, with 58.2% of households renting. Forecasts indicate household growth of 33.4% through 2028, expanding the renter pool and supporting tenant demand.
The neighborhood demonstrates strong amenity density with 32 restaurants per square mile and exceptional pharmacy access ranking in the 99th percentile nationally. Median contract rents of $2,242 reflect the area's positioning, though the 27% rent-to-income ratio warrants attention for lease renewal strategies. Current neighborhood occupancy of 90.7% remains competitive, though recent softening requires monitoring for absorption trends.
Home values averaging $1.1 million reinforce rental demand, as elevated ownership costs keep households in the rental market. The area's 42.3% bachelor's degree attainment rate ranks in the 98th percentile nationally, indicating a professional tenant base that typically supports lease stability and renewal rates.
The neighborhood ranks in the 76th percentile nationally for overall crime metrics, indicating above-average safety compared to neighborhoods nationwide. Property crime rates have declined significantly by 73.4% year-over-year, while violent crime decreased by 94.7%, both trends ranking favorably among metro neighborhoods.
Current property offense rates of approximately 399 incidents per 100,000 residents place the area in the middle range among Los Angeles metro neighborhoods, while violent crime rates remain relatively low. These improving safety trends can support tenant retention and property marketability, though investors should monitor ongoing crime patterns as part of comprehensive market analysis.
The area benefits from proximity to major corporate headquarters and offices within the greater Los Angeles region, providing diverse employment opportunities that support rental housing demand.
- Occidental Petroleum — energy sector headquarters (6.5 miles) — HQ
- Live Nation Entertainment — entertainment industry headquarters (6.6 miles) — HQ
- Activision Blizzard Studios — gaming and technology (6.9 miles)
- AECOM — engineering and construction services headquarters (7.0 miles) — HQ
- Farmers Insurance Exchange — insurance headquarters (8.1 miles) — HQ
This Sherman Oaks property offers exposure to a neighborhood ranking in the top 5% nationally for demographics and housing fundamentals, with 68.9% renter occupancy supporting consistent multifamily demand. The area's high-income professional tenant base, evidenced by 42.3% bachelor's degree attainment, typically correlates with lease stability and renewal rates that benefit long-term cash flow.
Built in 1988, the property presents potential value-add opportunities through strategic renovations in a market where elevated home values reinforce rental demand. Projected household growth of 33.4% through 2028 should expand the tenant pool, while proximity to major corporate employers provides employment stability for the renter base.
- Top 5% neighborhood ranking nationally for demographics and housing metrics
- Strong renter occupancy at 68.9% supports multifamily demand stability
- Educated tenant base with 42.3% bachelor's degree attainment
- Value-add potential from 1988 construction vintage
- Risk consideration: 27% rent-to-income ratio requires careful lease management