| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4616 Kester Ave, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1984 |
| Units | 37 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4616 Kester Ave Sherman Oaks Multifamily Investment
Neighborhood renter concentration and a high-cost ownership market support durable leasing fundamentals, according to WDSuite’s CRE market data. This location’s amenity access and income profile point to steady demand and pricing power for professionally managed units.
Sherman Oaks’ Urban Core location offers investors a dense amenity base that supports leasing and retention. Amenity access ranks in the top quartile among 1,441 Los Angeles metro neighborhoods, with strong concentrations of restaurants, pharmacies, cafes, and grocers. These neighborhood metrics, measured for the surrounding area rather than the property itself, translate into daily convenience for residents and competitive positioning versus less amenitized submarkets.
The neighborhood skews renter-occupied, with a renter concentration that sits near the top of national comparisons. In practice, that depth of renter households broadens the tenant base for a 37-unit asset and helps stabilize occupancy through typical turnover cycles. Median contract rents in the neighborhood are high relative to national peers, while rent-to-income levels remain comparatively manageable, a combination that can support retention and disciplined growth, based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, household counts have held roughly steady in recent years and are projected to grow by 2028, even as average household size trends smaller. For multifamily, that points to a larger pool of renters, more single- and two-person households, and ongoing demand for well-located units. Elevated home values in the area indicate a high-cost ownership market, which typically sustains reliance on rentals and can reinforce occupancy stability for institutional-quality properties.
The asset’s 1984 vintage is newer than the neighborhood’s average construction year. That relative youth can offer a competitive edge on systems and layouts versus older stock, while still leaving room for targeted modernization to capture value-add upside and enhance rent roll performance.
Safety metrics for the neighborhood are favorable in a metro context and competitive nationally. Overall crime performance is above the metro median (ranked better than many of the 1,441 Los Angeles neighborhoods) and sits in a higher national percentile, indicating comparatively safer conditions than numerous U.S. neighborhoods. Recent year-over-year declines in both violent and property offense estimates suggest improving trends; as always, investors should underwrite to submarket patterns rather than block-level assumptions.
Nearby entertainment, energy, and communications employers create a diversified white-collar employment base that supports commuter convenience and leasing depth for workforce and professional renters. The companies below reflect realistic commute sheds for residents of Sherman Oaks.
- Radio Disney — corporate offices (6.6 miles)
- Live Nation Entertainment — corporate offices (6.7 miles) — HQ
- Occidental Petroleum — corporate offices (6.8 miles) — HQ
- Activision Blizzard Studios — corporate offices (7.0 miles)
- Charter Communications — corporate offices (7.1 miles)
4616 Kester Ave benefits from a renter-heavy neighborhood in a high-cost ownership market, translating to a deep tenant base and resilient demand for professionally managed units. Amenity density is strong (top quartile locally), and household incomes in the area support rent levels while keeping rent-to-income relatively balanced for retention. The 1984 vintage is newer than the neighborhood average, positioning the asset competitively versus older stock and leaving room for targeted upgrades. According to CRE market data from WDSuite, neighborhood occupancy trends are near national norms with solid NOI performance at the area level, indicating support for income stability through cycles.
Forward-looking 3-mile demographics show population and household expansion alongside smaller average household sizes, which typically increases the renter pool and supports sustained absorption. Elevated home values further reinforce reliance on multifamily housing, enhancing leasing durability and pricing discipline for well-run assets.
- Renter-heavy neighborhood and high ownership costs support a deep, durable tenant base
- Strong amenity access and income profile back leasing velocity and retention
- 1984 vintage offers competitive positioning with targeted value-add potential
- 3-mile outlook points to more households and a larger renter pool over the next five years
- Risks: occupancy softening in parts of the metro and uneven recovery in certain job sectors warrant conservative underwriting