| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 91st | Best |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4625 Sylmar Ave, Sherman Oaks, CA, 91423, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1972 |
| Units | 29 |
| Transaction Date | 2018-04-04 |
| Transaction Price | $8,400,000 |
| Buyer | FINNEGANW WAKE LP |
| Seller | BARTENETTI PHILIP W |
4625 Sylmar Ave Sherman Oaks Multifamily Investment
Renter demand is reinforced by a high-cost ownership market and strong neighborhood amenities, according to WDSuite’s CRE market data. This positioning can support occupancy stability and pricing discipline in Sherman Oaks without relying on outsized rent growth.
Sherman Oaks posts an A+ neighborhood rating and ranks 7th out of 1,441 Los Angeles metro neighborhoods, placing it firmly in the top quartile nationally for overall fundamentals. Amenity access is a notable strength: restaurant and cafe density sits at the 100th national percentile, with groceries, parks, and pharmacies in the mid-to-high 90s. For investors, this concentration of daily conveniences underpins leasing velocity and retention for professionally managed multifamily.
The neighborhood’s renter concentration is elevated relative to both the metro and nation, with renter-occupied housing constituting a competitive share (ranked 355 of 1,441), supporting a deeper tenant base. While neighborhood occupancy trends sit below the Los Angeles metro median (ranked 1,080 of 1,441), the area’s amenity strength and educated workforce (bachelor’s share near the top of U.S. neighborhoods) provide offsetting demand drivers that can support stabilization strategies.
Within a 3-mile radius, demographics show a modest population dip in recent years but a slight increase in total households and forecasts pointing to household growth ahead. Rising incomes and projected gains in higher-earning cohorts suggest a larger pool of renters with capacity to sustain Class B rent levels, helping support occupancy and renewal rates. According to WDSuite’s CRE market data, the local rent-to-income relationship sits favorably versus national norms, which can aid lease retention and reduce turnover risk.
Ownership costs in the neighborhood are among the highest nationally (home values near the 99th percentile), which typically sustains reliance on rental housing. For multifamily investors, this dynamic can bolster demand durability even as new supply elsewhere competes on concessions. Vintage in the immediate area trends to the mid-1970s; properties from 1972 may require targeted capital planning, but also present value-add potential through modernization and unit finishes.
Relative to the Los Angeles metro, the neighborhood’s safety profile is competitive (crime rank 367 out of 1,441), and it sits above the national median (76th percentile) when compared with neighborhoods nationwide. Recent trend data indicates notable year-over-year improvements across both violent and property offenses, signaling positive momentum that can support leasing confidence without making block-level claims.
Investors should note that property crime sits closer to national midrange levels, even as recent declines have been significant. Positioning security measures and resident communication accordingly can help maintain retention while benefiting from the area’s improving trend.
Proximity to major entertainment, energy, and infrastructure employers supports a stable renter pool and commute convenience for residents. The following nearby employers anchor daytime population and help sustain multifamily leasing.
- Radio Disney — entertainment/media (6.02 miles)
- Live Nation Entertainment — entertainment/media (6.24 miles) — HQ
- Charter Communications — cable & broadband (6.59 miles)
- Occidental Petroleum — energy (6.62 miles) — HQ
- Activision Blizzard Studios — gaming & media (6.64 miles)
4625 Sylmar Ave is a 1972, 29-unit asset in a top-ranked Sherman Oaks location where amenity density, high educational attainment, and a sizable renter base underpin demand. The surrounding neighborhood ranks well within the Los Angeles metro and compares favorably nationwide on amenities, while the high-cost ownership landscape reinforces reliance on rental housing and supports lease retention. According to CRE market data from WDSuite, neighborhood occupancy trends are below the metro median, but rent-to-income conditions and proximity to major employers can help support stabilization and measured rent growth.
Given its earlier vintage relative to the area’s mid-1970s average, the property presents clear value-add potential through system upgrades and interior modernization, with capital plans tailored to today’s renter expectations. Household growth projected within a 3-mile radius expands the potential tenant base over time, improving the backdrop for long-term cash flow durability.
- Prime Sherman Oaks location with top-tier amenity access supporting leasing velocity
- High-cost ownership market sustains renter reliance and renewal potential
- 1972 vintage offers value-add upside via targeted renovations and system upgrades
- Watchlist: neighborhood occupancy trails metro median; execution focus on retention and positioning