| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 91st | Best |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4510 Murietta Ave, Sherman Oaks, CA, 91423, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 2008 |
| Units | 34 |
| Transaction Date | 2015-09-30 |
| Transaction Price | $19,500,000 |
| Buyer | Murietta Paradise Inc. |
| Seller | El Dorado Villas LLC |
4510 Murietta Ave Sherman Oaks 34-Unit Multifamily
Positioned in an amenity-dense Sherman Oaks pocket, the asset benefits from a high renter concentration and a high-cost ownership market that supports sustained rental demand, according to CRE market data from WDSuite.
Sherman Oaks scores A+ at the neighborhood level and ranks 7th of 1,441 Los Angeles metro neighborhoods, signaling strong fundamentals for multifamily. Restaurants and cafés are especially dense (top national percentiles), with grocery, parks, and pharmacies also testing near the top of national benchmarks. For investors, this amenity depth tends to support tenant retention and leasing velocity.
The neighborhood’s renter-occupied share is high relative to national norms, indicating a deep tenant base and steady demand for professionally managed units. Median contract rents have risen over the last five years while the neighborhood rent-to-income ratio remains moderate, a combination that can support pricing power without outsized retention risk.
Construction in the area skews older (average vintage 1976), so a 2008 asset can compete well against legacy stock while still warranting routine system updates as it ages. Neighborhood occupancy is around the national middle and below the metro median, so thoughtful leasing and renewal management remain important to sustain performance.
Within a 3-mile radius, household counts have been stable recently and are projected to increase, even as average household size trends lower. Combined with rising incomes and elevated for-sale home values (top national percentile), these dynamics point to a larger tenant base and continued reliance on rental housing over the medium term.
Safety indicators are competitive among Los Angeles neighborhoods (367th of 1,441), with overall conditions testing above national averages. Recent trend data shows large year-over-year declines in both violent and property offense estimates, placing the neighborhood in top national percentiles for improvement.
While property offense levels sit closer to the national middle, the improvement trend is constructive. Investors should evaluate property-level measures (lighting, access control, secure parking) to maintain resident confidence and support retention.
The immediate employment base includes entertainment and corporate services nodes that underpin white-collar renter demand and convenient commutes, notably Radio Disney, Live Nation Entertainment, Charter Communications, Disney, and AECOM.
- Radio Disney — corporate offices (5.5 miles)
- Live Nation Entertainment — corporate offices (5.9 miles) — HQ
- Charter Communications — corporate offices (6.2 miles)
- Disney — corporate offices (6.5 miles) — HQ
- AECOM — corporate offices (6.6 miles) — HQ
4510 Murietta Ave offers a 2008-vintage, 34‑unit profile with larger floor plans that can differentiate against the neighborhood’s older 1970s-era baseline. Amenity density and a high renter concentration support a broad tenant pool, while elevated local home values tend to reinforce reliance on rental housing. Neighborhood occupancy sits around the national middle; disciplined leasing and renewals should help sustain stability.
Within a 3‑mile radius, households are projected to increase even as average household size trends lower, expanding the renter pool over time. Based on CRE market data from WDSuite, rents have risen alongside solid incomes and a moderate rent-to-income ratio, a backdrop that can support retention and measured rent growth with prudent asset management.
- 2008 construction competes well versus older neighborhood stock, with potential to capture demand for contemporary layouts
- Amenity-rich location and high renter concentration support leasing velocity and tenant retention
- Elevated ownership costs locally reinforce reliance on rentals, aiding pricing power
- 3-mile household growth outlook and rising incomes expand the tenant base over time
- Risk: neighborhood occupancy is below the metro median; results depend on proactive leasing, renewals, and operations