| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 80th | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4715 Orion Ave, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 1998-02-27 |
| Transaction Price | $256,000 |
| Buyer | ORION ASSOCIATES LLC |
| Seller | S K K PARTNERSHIP LTD |
4715 Orion Ave Sherman Oaks Multifamily Investment
Neighborhood occupancy is steady and renter demand is supported by high-cost homeownership dynamics, according to WDSuite’s CRE market data. The thesis centers on durable leasing fundamentals in an A-rated Los Angeles inner-suburb location.
Sherman Oaks offers investor-friendly fundamentals with an A neighborhood rating and a position in the top quartile among 1,441 Los Angeles metro neighborhoods. Dining and daily-needs access are strong: restaurants and cafes score in high national percentiles, and grocery access is also well above national averages, supporting resident convenience and lease retention.
The neighborhood’s median construction vintage skews older than the subject’s 1987 build year (local average 1971), giving this asset relative competitiveness versus older stock while leaving room to modernize systems and finishes as part of a targeted value-add plan. Neighborhood occupancy is around the metro median, which suggests stable, but not overheated, leasing conditions that reward asset-level execution.
Within a 3-mile radius, demographics point to a well-capitalized renter base with a high share of renter-occupied housing and rising household incomes. Forecasts show modest population growth alongside a pronounced increase in households by 2028, indicating smaller household sizes and a larger renter pool—favorable for absorption and occupancy stability.
Home values in the neighborhood rank among the highest nationally, creating a high-cost ownership market that tends to sustain reliance on multifamily housing. Paired with rent levels that align with local incomes, this backdrop supports pricing power while keeping an eye on affordability pressure and lease management.
Safety indicators compare favorably at the national level, with the neighborhood positioned in the top quartile nationwide on overall measures. Recent trend data also shows meaningful declines in both violent and property offenses year over year, according to WDSuite’s CRE market data, a constructive signal for renter retention and long-term demand.
As with any Los Angeles neighborhood, conditions can vary by block and over time, so underwriting should focus on property-level controls and operations. The broader trajectory, however, has been improving relative to national benchmarks.
Proximity to major corporate employers supports a deep white-collar renter base and commute convenience, reinforcing demand and retention for workforce and professional households. Nearby anchors include Occidental Petroleum, Live Nation Entertainment, Thermo Fisher Scientific, Activision Blizzard Studios, and AECOM.
- Occidental Petroleum — energy (6.8 miles) — HQ
- Live Nation Entertainment — live entertainment (7.0 miles) — HQ
- Thermo Fisher Scientific — life sciences (7.3 miles)
- Activision Blizzard Studios — gaming & media (7.3 miles)
- AECOM — engineering & infrastructure (7.4 miles) — HQ
4715 Orion Ave is a 1987-vintage, 20-unit asset in Sherman Oaks with an average unit size near 960 sq. ft., positioned against an A-rated neighborhood marked by strong amenities and a well-educated renter base. The asset is newer than the local average vintage, implying competitive positioning versus older stock while offering clear pathways for targeted renovations to enhance yield. According to CRE market data from WDSuite, neighborhood occupancy trends sit near the metro median, suggesting stable baseline demand with room for asset-level value creation.
Within a 3-mile radius, households are expanding even as average household size trends lower, which typically broadens the renter pool and supports absorption. Elevated neighborhood home values reinforce renter reliance on multifamily housing, and rent-to-income dynamics indicate manageable affordability pressure relative to local incomes—supportive for rent growth and lease retention when paired with focused operations.
- Newer-than-area vintage (1987) enables value-add upgrades while maintaining competitive positioning versus older stock.
- A-rated Los Angeles inner-suburb with strong amenities and nationally competitive dining and grocery access that support retention.
- Expanding household counts within 3 miles indicate a larger renter pool and support occupancy stability.
- High-cost ownership environment sustains multifamily demand and underpins pricing power when managed against affordability pressure.
- Risk: neighborhood occupancy is around the metro median, so performance depends on execution (renovations, leasing, and expense control).