| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 91st | Best |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4620 Tilden Ave, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1986 |
| Units | 30 |
| Transaction Date | 1996-04-26 |
| Transaction Price | $700,000 |
| Buyer | TILDEN BUILDING PARTNERSHIP |
| Seller | FIENBERG MALCOLM R |
4620 Tilden Ave Sherman Oaks Multifamily Investment
This 30-unit property operates in a high-income neighborhood with strong renter demand, supported by 60.3% rental occupancy and significant nearby employment hubs according to WDSuite's CRE market data.
Sherman Oaks presents a mature urban core environment with strong fundamentals for multifamily investment. The neighborhood ranks 7th among 1,441 metro neighborhoods with an A+ rating, placing it in the top quartile nationally across key investment metrics. Built in 1986, this property aligns with the neighborhood's average construction year of 1976, suggesting stable capital expenditure planning within an established residential corridor.
Demographics within a 3-mile radius support sustained rental demand, with 61.5% of housing units occupied by renters compared to metro averages. The area maintains high educational attainment at 47.9% bachelor's degree holders (99th percentile nationally) and median household income of $104,176. Population projections through 2028 indicate 2.7% growth, translating to approximately 4,500 additional residents entering the local renter pool.
Neighborhood-level occupancy sits at 92.4%, though down 3.2 percentage points over five years, requiring attention to lease retention strategies. Contract rents average $1,956 for one-bedroom units with 20.7% growth over five years, reflecting strong pricing power despite some occupancy softening. The area's amenity density ranks in the 97th percentile nationally, with 73 restaurants and 8 cafes per square mile supporting tenant appeal and retention.
Home values averaging $1.29 million create significant ownership barriers that reinforce rental demand, though the elevated rent-to-income ratio of 0.23 suggests affordability pressures that warrant careful lease management and renewal strategies.
Crime metrics show mixed signals requiring nuanced evaluation. The neighborhood ranks 367th among 1,441 metro neighborhoods for overall crime (76th percentile nationally), indicating above-average safety compared to national standards. Property crime rates have declined significantly with an 80.3% reduction year-over-year, ranking in the 98th percentile nationally for improvement trends.
Violent crime remains low at 13.4 incidents per 100,000 residents, with a dramatic 95.6% reduction over the past year placing the area in the top national percentile for violent crime improvement. While these trends are encouraging, investors should monitor whether recent improvements represent sustainable patterns or temporary fluctuations in local law enforcement reporting.
The property benefits from proximity to major entertainment and corporate headquarters, providing stable employment demand for workforce housing within commuting distance.
- Radio Disney — media and entertainment (6.1 miles)
- Live Nation Entertainment — entertainment services (6.3 miles) — HQ
- Charter Communications — telecommunications (6.6 miles)
- Occidental Petroleum — energy (6.6 miles) — HQ
- AECOM — engineering and construction (6.9 miles) — HQ
This Sherman Oaks property operates in a top-tier neighborhood with established rental demand fundamentals. The 30-unit asset built in 1986 sits within a mature market showing 20.7% rent growth over five years, supported by high-income demographics and limited ownership accessibility due to $1.29 million median home values. According to commercial real estate analysis from WDSuite, the neighborhood's 99th percentile ranking for educational attainment and income stability creates a reliable tenant base, while 61.5% rental occupancy reflects sustained multifamily demand.
Forward-looking demographics project 2.7% population growth through 2028, adding approximately 4,500 residents to the local renter pool and supporting occupancy stability. The property's 1986 vintage aligns with neighborhood norms, minimizing capital expenditure surprises while offering potential value-add opportunities through strategic unit improvements. However, neighborhood-level occupancy has softened 3.2 percentage points over five years, and elevated rent-to-income ratios require careful lease management to maintain retention rates.
- High-income tenant base with 99th percentile educational achievement and $104k median household income
- Strong rent growth of 20.7% over five years with $1,956 average contract rents
- Population growth projections support expanding renter pool through 2028
- Proximity to major corporate headquarters provides employment stability
- Risk: Neighborhood occupancy decline and affordability pressures require active lease management