| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 80th | Best |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5461 Kester Ave, Sherman Oaks, CA, 91411, US |
| Region / Metro | Sherman Oaks |
| Year of Construction | 1972 |
| Units | 37 |
| Transaction Date | 1999-10-19 |
| Transaction Price | $1,900,000 |
| Buyer | HEKMATJAH MAJID |
| Seller | LEFF GARY IRWIN |
5461 Kester Ave Sherman Oaks Multifamily Value-Add
Renter demand is supported by a high neighborhood share of renter-occupied housing units and elevated ownership costs, according to WDSuite’s CRE market data. This positions a 1972 vintage asset for pragmatic upgrades aimed at retention and steady leasing.
The property sits in an Urban Core pocket of Sherman Oaks with an A- neighborhood rating. At rank 323 out of 1,441 Los Angeles–Long Beach–Glendale metro neighborhoods, it places in the top quartile locally, indicating competitive fundamentals for a multifamily hold.
Daily convenience is supported by strong restaurant and grocery density (both above national averages), while parks, pharmacies, and cafes are less concentrated nearby. Average school ratings trend above national norms and are competitive among Los Angeles neighborhoods (top quartile out of 1,441), which can aid family-oriented retention.
Tenure skews toward renters at the neighborhood level (about two-thirds of housing units are renter-occupied), deepening the tenant base for a 37‑unit building. Elevated home values and a high value‑to‑income profile in the neighborhood reinforce reliance on multifamily rentals, supporting pricing power and lease duration management rather than homeownership churn.
Within a 3‑mile radius, demographics show stable to modestly improving renter dynamics: recent population softness is offset by an increase in households and a forecast for more households with smaller average size, which typically expands the renter pool and supports occupancy stability. Median incomes are healthy and trending upward in the local catchment, adding resilience to rent rolls.
The asset’s 1972 construction predates the neighborhood’s average vintage (1988). That age profile points to targeted capital planning—systems, interiors, and common‑area refresh—to capture value‑add upside against newer competitive stock while managing ongoing maintenance.
Safety indicators compare favorably in a metro context: the neighborhood’s composite crime profile ranks 352 out of 1,441 Los Angeles–area neighborhoods, placing it in the competitive tier locally. Nationally, safety measures benchmark above the median overall.
Recent trends are constructive. Both violent and property offense rates have declined sharply year over year, moving into stronger improvement percentiles compared with neighborhoods nationwide. While absolute offense rates sit around national mid‑percentiles, the direction of change supports a more stable operating backdrop from an investor standpoint.
Proximity to major media, entertainment, and corporate offices underpins renter demand and commute convenience for working professionals. The nearby base is anchored by Radio Disney, Charter Communications, Live Nation Entertainment, Disney, and Occidental Petroleum.
- Radio Disney — media (6.8 miles)
- Charter Communications — telecommunications (6.8 miles)
- Live Nation Entertainment — entertainment (7.4 miles) — HQ
- Disney — media & entertainment (7.7 miles) — HQ
- Occidental Petroleum — energy (7.7 miles) — HQ
Renter concentration, high neighborhood ownership costs, and competitive local amenities create a durable demand backdrop for a 37‑unit asset in Sherman Oaks. Occupancy at the neighborhood level sits near the national median, and, based on CRE market data from WDSuite, household formation within a 3‑mile radius is projected to outpace population, pointing to a larger tenant base even as average household size trends lower.
The 1972 vintage is older than the neighborhood average and supports a targeted value‑add plan. Focused upgrades to interiors and common areas, combined with professional lease management in a high‑income catchment, can translate into steady absorption and retention while balancing affordability pressure.
- Deep neighborhood renter pool and elevated ownership costs support leasing stability
- Household growth within 3 miles and rising incomes expand the tenant base
- 1972 vintage offers clear value‑add and systems‑planning opportunities versus newer stock
- Competitive amenity access (restaurants, groceries) enhances resident retention potential
- Risk: occupancy trends have softened from prior highs; plan for disciplined lease‑up and CapEx pacing