| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4610 Natick Ave, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1974 |
| Units | 36 |
| Transaction Date | 2019-02-01 |
| Transaction Price | $10,250,000 |
| Buyer | FARAMARZI INVESTMENTS LLC |
| Seller | HADJI SHAFFY AMIR MASSOUD |
4610 Natick Ave Sherman Oaks, CA Multifamily — Renter-Driven Demand
The surrounding neighborhood shows a high share of renter-occupied housing that supports leasing depth and pricing resilience, according to WDSuite’s CRE market data, while occupancy trends sit near the national middle.
Sherman Oaks’ Urban Core location delivers strong daily-life convenience: dining and cafes are dense, grocery options are plentiful, and pharmacy access ranks among the metro’s best. Against Los Angeles-Long Beach-Glendale’s 1,441 neighborhoods, amenities are competitive (top quartile), and nationally the area scores well for restaurants, cafes, and pharmacies—factors that help sustain renter appeal and day-to-day livability for residents.
From an investor lens, the neighborhood’s occupancy level is around the national median, with recent softening, but renter-occupied share is high (top tier in the metro), indicating a deep tenant base. Median contract rents test toward the high end nationally, suggesting households are accustomed to elevated monthly housing costs; lease management should focus on renewals and unit positioning to maintain velocity.
Within a 3-mile radius, demographics point to a well-capitalized renter pool today and potential expansion over the next cycle. Recent years show stable-to-slightly mixed population and household counts, while forecasts indicate population growth and a notable increase in households alongside smaller household sizes—signals that typically add to the renter base and support occupancy stability. Income profiles are strong and projected to rise, and rent levels are also projected to increase, reinforcing the case for sustained multifamily demand rather than rapid lease-up risk.
Ownership costs in the neighborhood are elevated relative to income, positioning the area as a high-cost ownership market. For multifamily operators, that dynamic tends to sustain reliance on rentals and support retention, particularly when combined with amenity-rich surroundings and an educated workforce profile that rates above many peer areas metro-wide.
Relative to Los Angeles-Long Beach-Glendale’s 1,441 neighborhoods, this area performs above the metro average for safety and sits in the stronger half nationally. Recent year-over-year trends indicate notable declines in both property and violent offenses, a constructive signal for resident sentiment and leasing.
While no neighborhood is risk-free, the combination of improved recent trends and competitive standing among Los Angeles neighborhoods supports a stable operating outlook. Operators should still apply standard measures—lighting, access control, and resident communication—to preserve positive momentum.
The employment base nearby blends entertainment, media, engineering, and energy, supporting steady renter demand through commute convenience and diversified white-collar jobs. The list below highlights major employers within a short drive that underpin leasing fundamentals in this submarket.
- Live Nation Entertainment — entertainment (6.4 miles) — HQ
- Radio Disney — media (6.4 miles)
- Occidental Petroleum — energy (6.6 miles) — HQ
- Activision Blizzard Studios — gaming & media (6.8 miles)
- AECOM — engineering & infrastructure (7.0 miles) — HQ
This 36-unit property sits in a high-amenity, renter-heavy pocket of Sherman Oaks where national-level dining, cafe, and pharmacy density supports livability and tenant retention. Occupancy in the neighborhood is around the national median after some softening, but the renter concentration is among the highest metro-wide, providing depth of demand and insulation against abrupt vacancy spikes. High ownership costs relative to incomes further reinforce reliance on multifamily housing, which can aid renewal strategies and pricing power when units are well positioned. Based on commercial real estate analysis from WDSuite, local rents benchmark toward the high end nationally, suggesting operators should emphasize interior quality and service to sustain absorption and renewals.
Within a 3-mile radius, forecasts point to population growth and a sizable increase in households alongside smaller household sizes—an indicator of more renters entering the market and a broader tenant base over time. Coupled with strong income profiles and projected rent gains, the long-term thesis centers on durable demand in a location that remains competitive on amenities within the Los Angeles metro.
- High renter-occupied share supports durable tenant demand and leasing stability
- Amenity-rich location (top quartile in the metro) enhances retention and absorption
- Elevated ownership costs shift households toward rentals, aiding renewal strategies
- 3-mile outlook shows household growth and smaller households, expanding the renter pool
- Risk: Occupancy has softened from prior periods; active asset management and unit positioning remain important