| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 87th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4770 Kester Ave, Sherman Oaks, CA, 91403, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1985 |
| Units | 38 |
| Transaction Date | 2012-09-18 |
| Transaction Price | $7,850,000 |
| Buyer | Paul S. & Edythe I. Ling |
| Seller | Edward Israel |
4770 Kester Ave Sherman Oaks Multifamily Investment
Positioned in a high-cost ownership pocket of Sherman Oaks with a deep base of renter-occupied housing, the property benefits from durable tenant demand and retention drivers, according to WDSuite s CRE market data.
Sherman Oaks A-rated neighborhood ranks 66 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, making it competitive within the metro and above the metro median. Amenity access is a clear strength: restaurants and cafes are in the top quartile nationally (many metrics in the 90th+ percentiles), with pharmacies and groceries also testing high versus U.S. peers. Park access is more limited within the immediate neighborhood, which is a consideration for lifestyle positioning.
Neighborhood occupancy stands near the national middle, with a modest five-year softening, but renter demand fundamentals remain supportive. The share of housing units that are renter-occupied is elevated (neighborhood metric), indicating a sizable tenant base that helps stabilize leasing and supports absorption across cycles. Median contract rents in the neighborhood sit well above national norms, while rent-to-income levels suggest manageable affordability pressure locally factors that can aid renewal rates and pricing discipline.
Within a 3-mile radius, demographics show households edging up recently with forecasts calling for population growth and a notable increase in household counts by 2028. This points to smaller average household sizes and a larger tenant pool over time, supporting occupancy stability and future leasing velocity. Income trends within this 3-mile area are skewing higher, which can underpin demand for well-located, updated units.
Vintage also aligns with relative competitiveness. The neighborhood s average construction year is 1975, and the subject was built in 1985. Being newer than the local average can reduce near-term functional obsolescence versus older stock; however, investors should still budget for system modernization and targeted renovations to maximize rents and tenant retention.
Safety indicators are comparatively favorable in a metro context: the neighborhood ranks 359 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods for crime, which is competitive among local peers. Nationally, overall safety trends place the area above average, with violent-offense measures stronger than property-offense measures.
Year over year, both violent and property offense rates have improved materially, indicating a constructive trend rather than a one-off reading. As always, investors should underwrite to submarket-level patterns and property-specific security measures rather than block-level assumptions.
The area draws from a diversified set of corporate offices that support commuter convenience and steady renter demand, including Live Nation Entertainment, Occidental Petroleum, Radio Disney, Activision Blizzard Studios, and AECOM.
- Radio Disney corporate offices (6.6 miles)
- Live Nation Entertainment corporate offices (6.7 miles) HQ
- Occidental Petroleum corporate offices (6.8 miles) HQ
- Activision Blizzard Studios corporate offices (7.0 miles)
- AECOM corporate offices (7.2 miles) HQ
4770 Kester Ave offers exposure to an A-rated Sherman Oaks location where high ownership costs and an elevated share of renter-occupied housing units support a deep tenant base. Neighborhood occupancy is around the national midpoint, but strong amenities and rising household incomes within a 3-mile radius point to durable leasing and renewal potential. According to CRE market data from WDSuite, local rent levels trend above national norms while rent-to-income indications suggest manageable affordability pressure a mix that can support pricing without overextending tenants.
Built in 1985, the asset is newer than the neighborhood s average vintage (1975), which helps competitive positioning versus older stock; targeted modernization can unlock further rent and retention upside. Forecasts for the surrounding 3-mile area point to population growth and a larger household base by 2028, expanding the renter pool and supporting occupancy stability over the hold period.
- A-rated, amenity-rich Sherman Oaks location competitive within the Los Angeles metro
- Deep renter base and high-cost ownership market support demand and renewals
- 1985 vintage newer than local average, with value-add potential via modernization
- 3-mile forecasts show household growth, expanding the renter pool and supporting occupancy
- Risks: neighborhood occupancy near national median, limited park access, and the need to manage affordability and capex pacing