| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 80th | Best |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4725 Orion Ave, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 1998-02-27 |
| Transaction Price | $329,000 |
| Buyer | ORION ASSOCIATES LLC |
| Seller | S K K PARTNERSHIP LTD |
4725 Orion Ave Sherman Oaks Multifamily Investment
This 20-unit property built in 1987 sits in a neighborhood ranking in the top quartile nationally for amenities and demographics. According to CRE market data from WDSuite, the area maintains 94.9% occupancy with strong renter demand supported by high home values and educated residents.
Sherman Oaks presents a compelling investment environment, ranking 115th among 1,441 metro neighborhoods with an A-rating and 77th national percentile for amenities. The area demonstrates strong fundamentals with median household income of $128,156 and 39.8% of residents holding bachelor's degrees, placing it in the 96th national percentile for education levels.
The neighborhood's housing dynamics favor multifamily investors, with 43.5% of units renter-occupied and median home values of $1.6 million creating natural barriers to ownership. Within a 3-mile radius, demographics show 61.4% of housing units are renter-occupied, supporting consistent rental demand. The area's high value-to-income ratio of 12.6 reinforces rental market stability by keeping homeownership out of reach for many households.
Built in 1987, this property aligns with the neighborhood's average construction year of 1971, suggesting manageable capital expenditure needs relative to older stock. Neighborhood-level occupancy of 94.9% outperforms many markets, while median contract rents of $2,008 reflect the area's premium positioning. The location benefits from strong amenity density including 23.5 restaurants per square mile and robust grocery access, supporting tenant retention.
Demographic projections within the 3-mile radius indicate household growth of 31.1% through 2028, expanding the potential renter pool. Forecast median household income is expected to reach $146,612, representing 42.6% growth that should support rent escalation and lease renewal strength.
Crime metrics show mixed signals requiring careful consideration. The neighborhood ranks 199th among 1,441 metro neighborhoods for overall crime, placing it in the 82nd national percentile - indicating relatively low crime compared to neighborhoods nationwide. Property offense rates have declined significantly by 80.3% year-over-year, ranking in the 98th percentile nationally for improvement.
Violent crime rates are notably low at 9.5 incidents per 100,000 residents, with a dramatic 95% year-over-year decrease that ranks in the 100th percentile nationally for improvement. While these trends are encouraging, investors should monitor whether recent improvements represent sustainable patterns or temporary fluctuations in reporting and enforcement.
The Sherman Oaks area benefits from proximity to major corporate headquarters and offices within the greater Los Angeles market, providing employment stability that supports multifamily rental demand.
- Occidental Petroleum — energy sector headquarters (6.8 miles) — HQ
- Live Nation Entertainment — entertainment and events (7.0 miles) — HQ
- Thermo Fisher Scientific — life sciences and laboratory services (7.3 miles)
- Activision Blizzard Studios — gaming and technology (7.3 miles)
- AECOM — engineering and infrastructure services (7.4 miles) — HQ
This Sherman Oaks property offers exposure to one of Los Angeles County's most stable rental markets, with neighborhood-level occupancy of 94.9% and demographics that rank in the top quartile nationally. The 1987 construction year positions the asset for potential value-add opportunities while avoiding the capital intensity of much older stock. High median home values of $1.6 million create natural rental demand by keeping ownership costs elevated relative to household incomes.
According to commercial real estate analysis from WDSuite, the area's educated workforce and proximity to major employers support lease renewal stability. Projected household growth of 31.1% within the 3-mile radius through 2028, combined with forecast median income increases to $146,612, should underpin both occupancy and rent growth potential over the investment horizon.
- Top quartile neighborhood ranking with A-rating and strong amenity access
- 94.9% neighborhood occupancy rate with 61.4% renter-occupied housing units in 3-mile radius
- Projected 31.1% household growth and 42.6% income growth through 2028
- Value-add potential from 1987 vintage without excessive capital requirements
- Risk consideration: High home values may limit tenant mobility and require competitive amenity packages