| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 88th | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4550 Fulton Ave, Sherman Oaks, CA, 91423, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 2007 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4550 Fulton Ave Sherman Oaks Multifamily Investment
Stable renter demand and high-income demographics in Sherman Oaks point to durable leasing fundamentals, according to WDSuite’s CRE market data. For investors, the mix of strong neighborhood amenities and a deep renter base suggests steady occupancy with room for measured rent optimization.
Sherman Oaks’ Urban Core location offers convenience and daily-needs access that supports retention. Neighborhood amenities benchmark well versus peers nationally, with dining, cafes, groceries, parks, and childcare density placing the area in the upper tier—translating into renter appeal and service availability. One notable gap is limited pharmacy presence locally, which may shift some errands to nearby districts.
Rents in the neighborhood price near the top of the national distribution, while neighborhood occupancy is 92.9% (measured for the neighborhood, not the property). In practice, that combination indicates pricing power is achievable when supported by quality and operations, but it also raises lease management considerations to protect renewal rates. Median household incomes trend above national norms, further reinforcing depth of the paying tenant base.
Vintage matters for competitive positioning. The property’s 2007 construction is newer than the neighborhood’s average 1986 vintage, which generally supports performance against older stock and may reduce near-term heavy systems CapEx; selective updates can still enhance finishes and common areas for value-add upside.
Tenure patterns also favor multifamily demand. The neighborhood’s renter-occupied share is high (61% renter concentration), indicating a broad audience for professionally managed apartments and a larger pool for lease-up and renewals. Elevated home values in the area, alongside a high value-to-income ratio, suggest a high-cost ownership market—conditions that typically sustain reliance on multifamily housing and can aid pricing discipline.
Demographics within a 3-mile radius show a modest population dip in recent years but a projected increase ahead, with households expected to rise and average household size trending smaller. For investors, that points to a larger tenant base over time and supports occupancy stability, while also favoring unit mixes that perform well with singles and small households. These dynamics align with upper-tier neighborhood scores for housing and demographics and are consistent with competitive Los Angeles submarkets, based on commercial real estate analysis from WDSuite.
Safety indicators compare favorably. The neighborhood ranks stronger than most among 1,441 Los Angeles metro neighborhoods and sits in the upper tier nationally for overall crime and violent offense measures, indicating comparatively safer conditions versus many urban peers. Recent data also shows a meaningful year-over-year improvement in reported offense rates, a positive signal for investor sentiment and leasing.
As always, safety conditions can vary by block and over time; investors should confirm trends at the property level and along key tenant commute corridors. Still, the current trajectory and comparative standing provide a supportive backdrop for renter demand and retention.
Proximity to major media and telecom employers underpins a strong professional renter base and convenient commutes for residents. The following nearby employers illustrate the local employment anchors tied to entertainment and communications.
- Radio Disney — media & entertainment (4.6 miles)
- Charter Communications — telecommunications (5.5 miles)
- Disney — media & entertainment (5.6 miles) — HQ
- Live Nation Entertainment — live entertainment (5.6 miles) — HQ
- Activision Blizzard Studios — gaming & content (6.1 miles)
4550 Fulton Ave combines a prime Sherman Oaks address with upper-tier neighborhood fundamentals. The 2007 vintage positions the asset competitively versus older local stock, supporting rent capture with targeted refreshes rather than heavy systems overhauls. High neighborhood incomes, elevated ownership costs, and a sizable renter-occupied share indicate depth of demand and potential for stable occupancy and renewals. According to CRE market data from WDSuite, neighborhood NOI per unit benchmarks in the upper decile nationally, and occupancy trends remain steady for comparable assets in this pocket of Los Angeles.
Looking ahead, 3-mile demographics suggest a gradual renter pool expansion as households increase and average household size declines, which typically benefits professionally managed multifamily. Key watch items include managing affordability pressure at higher rent levels and staying attuned to sector employment shifts that affect entertainment and media-linked renters. Overall, fundamentals point to durable performance with measured value-add opportunity through unit and amenity upgrades.
- Newer 2007 construction versus area average, supporting competitive positioning and moderated near-term CapEx.
- High renter-occupied share and elevated ownership costs reinforce a deep tenant base and pricing discipline.
- Strong neighborhood amenity access and professional employment nodes bolster retention and leasing stability.
- Household growth within 3 miles supports long-run demand, aiding occupancy stability and renewal capture.
- Risks: higher rent levels require careful lease management; media/entertainment employment concentration and localized safety variations warrant monitoring.