| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 80th | Best |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5405 Kester Ave, Sherman Oaks, CA, 91411, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1989 |
| Units | 26 |
| Transaction Date | 1996-04-17 |
| Transaction Price | $2,132,000 |
| Buyer | SARTOR FAMILY LTD PARTNERSHIP |
| Seller | FIRST PARIS PROPERTY LTD PARTNERSHIP |
5405 Kester Ave Sherman Oaks Multifamily Investment
Positioned in an Urban Core pocket of Sherman Oaks with a deep renter base and high-cost ownership alternatives, the submarket supports durable leasing and pricing discipline, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit near national norms while renter demand is reinforced by elevated home values and access to major job corridors.
The surrounding neighborhood rates A- and ranks 323 out of 1,441 Los Angeles metro neighborhoods, placing it in the top quartile locally for overall dynamics. Investor takeaways include solid renter demand, a strong income profile relative to national averages, and ownership costs that keep multifamily competitive for households.
Livability signals are mixed but serviceable for workforce renters. Grocery access and restaurants track well against national peers (both in the upper 80s by percentile), while parks, cafes, and pharmacies are thinner within the immediate area. Average school ratings trend above many U.S. neighborhoods (around the low-70s percentile nationally), which can support family renter retention.
For investors focused on rent and occupancy stability, neighborhood occupancy is near the national median, and the share of renter-occupied housing is high and competitive nationally (roughly two-thirds of units renter-occupied). Median contract rents in the area benchmark above much of the country, yet rent-to-income ratios are comparatively manageable, helping support retention and lease management.
Demographic statistics are aggregated within a 3-mile radius. Over the last five years, population was essentially flat to slightly down, while household counts edged up and average household size eased. Forward-looking projections indicate continued growth in households through 2028 and further right-sizing of household sizes, which generally expands the renter pool and supports occupancy stability. Home values in the neighborhood sit near the top of national distributions, a high-cost ownership landscape that tends to sustain reliance on multifamily renting.
Safety indicators compare favorably in context. The neighborhood’s crime ranking is competitive among Los Angeles areas, landing in the top quartile among 1,441 metro neighborhoods and around the mid-70s percentile nationally, indicating relatively safer conditions versus many urban neighborhoods nationwide.
Trend data also point to improvement: recent estimates show meaningful year-over-year declines in both property and violent offenses, with reductions outperforming most neighborhoods nationally. As always, conditions can vary by block and over time, so investors should pair these directional improvements with on-the-ground diligence.
Proximity to major media and corporate offices underpins a broad white-collar employment base, supporting renter demand and commute convenience for residents. Key nearby employers include Radio Disney, Charter Communications, Live Nation Entertainment, Disney, and Occidental Petroleum.
- Radio Disney — media (6.7 miles)
- Charter Communications — telecom (6.8 miles)
- Live Nation Entertainment — live entertainment (7.3 miles) — HQ
- Disney — media (7.6 miles) — HQ
- Occidental Petroleum — energy (7.6 miles) — HQ
This 26-unit asset sits within an Urban Core neighborhood where renter demand is reinforced by high ownership costs and above-median household incomes. Neighborhood occupancy tracks near national norms, and the renter-occupied share is elevated, indicating depth in the tenant base and support for leasing velocity and retention. According to CRE market data from WDSuite, neighborhood-level NOI per unit benchmarks among top national performers, signaling favorable revenue potential for well-managed assets in this pocket.
Three-mile demographics show households edging higher and average household size easing, with forecasts pointing to continued household growth through 2028. Combined with a high-cost ownership landscape, these factors generally support ongoing reliance on multifamily rentals, particularly for professionally managed properties that can capture demand from nearby corporate employment centers.
- Renter demand depth supported by elevated ownership costs and an above-median income profile.
- Neighborhood occupancy near national norms with a high share of renter-occupied units, aiding leasing stability.
- Household growth and right-sizing within 3 miles expand the renter pool and support retention.
- Proximity to major corporate employers broadens the white-collar renter base.
- Risks: amenity gaps (limited parks/cafes nearby) and modest softening from prior years warrant active asset and leasing management.