| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4620 Kester Ave, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1984 |
| Units | 37 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4620 Kester Ave Sherman Oaks Multifamily Investment
Positioned in a high-cost ownership market with strong renter demand, the asset benefits from steady neighborhood occupancy and dense amenities, according to WDSuite’s CRE market data. Expect durable leasing fundamentals supported by affluent households and convenience-driven location dynamics.
Sherman Oaks’ Urban Core setting offers dense retail, dining, and daily-needs access. Neighborhood amenity access sits in the upper tiers nationally, with especially strong restaurant, cafe, grocery, and pharmacy coverage that supports renter convenience and leasing velocity. Relative to the Los Angeles-Long Beach-Glendale metro, the neighborhood ranks competitive (66 out of 1,441 neighborhoods), signaling solid overall fundamentals rather than cyclical outperformance.
For investors, tenure dynamics are favorable: a high share of housing units are renter-occupied (upper-percentile nationally), pointing to a deep tenant base and consistent multifamily demand. Neighborhood occupancy is around the national middle today with some softening over the last five years, suggesting prudent underwriting on lease-up timelines and renewal assumptions while still benefiting from strong location and amenity drivers.
The property’s 1984 vintage is newer than the neighborhood’s average construction year of 1975. That positioning can be competitive versus older stock for operations and curb appeal, while still leaving room for targeted modernization and systems updates to capture value-add upside where appropriate.
Home values in the neighborhood sit near the top nationally, and value-to-income ratios are elevated. In practice, this high-cost ownership environment tends to sustain reliance on multifamily housing, supporting retention and pricing power when paired with the area’s income profile. Household incomes are above the national median, and rent levels have grown meaningfully in recent years, but rent-to-income metrics indicate manageable affordability pressure relative to peer coastal submarkets—useful for renewal management.
Within a 3-mile radius, demographic data show a modest recent dip in population alongside rising incomes and a projected increase in households over the next five years. Smaller average household sizes and expected household growth point to a larger tenant base over time, supporting occupancy stability and consistent demand for well-located apartments.
Neighborhood safety indicators are comparatively favorable versus many U.S. neighborhoods, with overall crime levels in a higher national percentile (safer relative to peers). Violent-offense measures also sit above the national median for safety, while property-offense measures are closer to mid-range. Recent trend data indicate notable year-over-year improvement across both categories. As always, investors should evaluate property-level security measures and block-by-block context as part of due diligence, but at the neighborhood scale the trend signals are constructive.
Proximity to major corporate offices supports a broad white-collar renter base and commute convenience, reinforcing leasing depth for workforce and professional tenants. Key nearby employers include Live Nation Entertainment, Occidental Petroleum, Radio Disney, Activision Blizzard Studios, and AECOM.
- Live Nation Entertainment — entertainment (6.46 miles) — HQ
- Occidental Petroleum — energy (6.58 miles) — HQ
- Radio Disney — media (6.63 miles)
- Activision Blizzard Studios — gaming & entertainment (6.83 miles)
- AECOM — engineering & infrastructure (6.98 miles) — HQ
4620 Kester Ave is a 37-unit, 1984-vintage asset in Sherman Oaks that benefits from high renter concentration, dense amenities, and an ownership market characterized by elevated home values. Neighborhood occupancy sits around national mid-range levels, but location fundamentals, projected household growth within 3 miles, and a deep professional employment base support stable leasing and renewal prospects. Based on CRE market data from WDSuite, rents and incomes trend favorably, suggesting room for thoughtful value capture with disciplined affordability and retention management.
Relative to older local stock, the vintage provides competitive positioning while still offering value-add potential through selective interior upgrades and building systems modernization. The combination of high-cost ownership conditions, upper-percentile amenities, and proximity to major employers supports long-term demand resilience, balanced by prudent underwriting for potential near-term occupancy variability and typical Los Angeles regulatory and operational considerations.
- High renter-occupied share and affluent household base support durable multifamily demand
- 1984 vintage competes well versus older stock with value-add upgrade potential
- Amenity-dense Urban Core location and proximity to major employers reinforce leasing depth
- Household growth forecast within 3 miles points to a larger tenant base and occupancy support
- Risks: mid-range neighborhood occupancy, property-operations complexity in Los Angeles, and the need for disciplined affordability management