| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4734 Sepulveda Blvd, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1989 |
| Units | 20 |
| Transaction Date | 2022-06-02 |
| Transaction Price | $2,509,090 |
| Buyer | MARK MINAS TRUST |
| Seller | PAMELA KREITENBERG FAMILY TRUST |
4734 Sepulveda Blvd Sherman Oaks Multifamily Investment
Neighborhood fundamentals point to durable renter demand and an above-average amenity base, according to CRE market data from WDSuite. Occupancy, renter concentration, and high ownership costs are measured at the neighborhood level and suggest a deep tenant pool rather than property-specific performance.
Positioned in Sherman Oaks within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates highly for urban conveniences. Amenity access is competitive among 1,441 metro neighborhoods and sits in the top quartile nationally, with dense food, pharmacy, and daily-needs options supporting day-to-day livability for renters and aiding leasing velocity.
Renter concentration is elevated, with a high share of units renter-occupied at the neighborhood level. For investors, this indicates a deep tenant base and consistent multifamily demand. Neighborhood occupancy trends sit around the national middle, with some softening over the past several years, implying a management focus on renewals and positioning will be important to sustain stability.
Ownership is a high-cost proposition here relative to the nation, which tends to reinforce reliance on multifamily housing and supports pricing power for well-maintained assets. Neighborhood-level asking rents benchmark at the higher end nationally, while rent-to-income metrics indicate manageable affordability pressures locally, a combination that can support retention when operations are well-managed.
Demographics within a 3-mile radius show household counts holding steady recently with projections for growth and smaller average household sizes over the next five years. Rising incomes and a forecast increase in households point to a larger renter pool over time, which supports occupancy stability and renewals for quality product near jobs and services.
The property’s 1989 vintage is newer than the neighborhood’s average stock from the mid-1970s, suggesting relative competitiveness versus older buildings. Investors should still plan for targeted modernization and system updates typical of late-1980s construction to maintain pricing power against newer deliveries.
Safety indicators present a mixed but improving picture. Metro-level ranking places the neighborhood at 359 out of 1,441 Los Angeles neighborhoods, indicating higher crime than many parts of the metro. At the same time, national benchmarking places the area around the 76th percentile for safety compared with neighborhoods across the U.S., and recent year-over-year estimates show meaningful declines in both violent and property offenses. For investors, this suggests monitoring trends and applying standard security and property management practices to support retention.
The nearby employment base includes corporate headquarters and major offices that help underpin renter demand through commute convenience and professional wage exposure. The employers listed below reflect the immediate regional drivers relevant to multifamily leasing dynamics.
- Occidental Petroleum — energy HQ (6.8 miles) — HQ
- Live Nation Entertainment — entertainment HQ (6.9 miles) — HQ
- Radio Disney — media offices (7.1 miles)
- Activision Blizzard Studios — gaming & media offices (7.2 miles)
- AECOM — engineering & infrastructure HQ (7.3 miles) — HQ
4734 Sepulveda Blvd offers exposure to a high-demand rental neighborhood with strong amenity access, elevated neighborhood renter-occupied share, and a high-cost ownership backdrop that tends to sustain reliance on multifamily housing. The 1989 vintage positions the asset newer than the local average, with potential to enhance competitiveness through targeted renovations while benefiting from proximity to major employment nodes. According to CRE market data from WDSuite, neighborhood occupancy sits near the national middle and has softened in recent years, reinforcing the importance of active leasing, renewals, and product differentiation.
Within a 3-mile radius, forecasts call for growth in households alongside rising incomes and smaller household sizes, which typically expands the renter pool and supports occupancy stability for well-located, professionally managed assets. Neighborhood-level rents benchmark high relative to the nation, yet rent-to-income signals point to manageable affordability pressures locally, a mix that can support retention and measured rent growth for quality units.
- Newer-than-average 1989 vintage versus local stock, with value-add and modernization potential
- High neighborhood renter-occupied share supports depth of tenant demand
- High-cost ownership market reinforces rental demand and pricing power for quality assets
- Household growth and rising incomes within 3 miles expand the renter pool
- Risks: occupancy softening at the neighborhood level and mixed safety signals warrant active management