| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 49th | Fair |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10635 Sherman Grove Ave, Sunland, CA, 91040, US |
| Region / Metro | Sunland |
| Year of Construction | 1978 |
| Units | 20 |
| Transaction Date | 2000-06-23 |
| Transaction Price | $620,090 |
| Buyer | KESHISHI SEBOU |
| Seller | NAJARIAN ARMEN |
10635 Sherman Grove Ave, Sunland CA — 20-Unit Multifamily
Neighborhood occupancy remains stable and renter demand is supported by a high renter concentration, according to WDSuite’s CRE market data. Elevated ownership costs in Los Angeles County further underpin leasing resilience for well-managed assets in this inner-suburban location.
Sunland sits in Los Angeles’ inner suburbs with a B neighborhood rating and occupancy that indicates steady renter activity at the neighborhood level. The area’s renter concentration is high, which typically supports a deeper tenant base and helps stabilize leasing through cycles. Median contract rents in the neighborhood track above many U.S. locations, signaling pricing power when balanced with retention-focused operations.
Daily-needs access is a relative strength: grocery and pharmacy availability rank in high national percentiles, and parks are comparatively abundant. Restaurant density is solid for an inner suburb, though cafes and childcare options are thinner — an operational consideration for positioning and resident services. Compared with other Los Angeles-Long Beach-Glendale neighborhoods (1,441 total), overall amenity access is competitive without being a destination driver.
Within a 3-mile radius, demographics indicate recent population growth and an increase in households, with forecasts calling for further household gains and a modest reduction in average household size. For multifamily owners, that points to a larger tenant pool and potential demand for smaller formats, supporting occupancy stability and absorption. Household incomes have trended higher in recent years, which can support rent levels when paired with prudent affordability management.
Home values in the neighborhood are elevated relative to national norms, a common dynamic in Los Angeles County. In practice, a high-cost ownership market sustains reliance on rental housing and can bolster lease retention for well-located assets. The subject property’s 1978 vintage is newer than the area’s older housing stock, offering competitive positioning versus mid-century product while still warranting targeted system upgrades or modernization to defend rents and reduce turn costs.
Based on WDSuite’s CRE market data, the neighborhood compares favorably on safety metrics versus many parts of the Los Angeles metro and sits in the top quartile among 1,441 metro neighborhoods. Nationally, its position aligns with stronger-than-average safety profiles for similar inner-suburban areas.
Recent trend indicators show notable year-over-year improvements in both violent and property offense rates. While conditions can vary by block and over time, the directional trend supports investor confidence in tenant retention and asset operations when combined with standard security and property management practices.
Proximity to major corporate offices broadens the commuter tenant base and supports leasing: Charter Communications, Disney, Radio Disney, Avery Dennison, and Live Nation Entertainment are all within a manageable drive.
- Charter Communications — corporate offices (4.6 miles)
- Disney — corporate offices (7.3 miles) — HQ
- Radio Disney — corporate offices (7.7 miles)
- Avery Dennison — corporate offices (8.1 miles) — HQ
- Live Nation Entertainment — corporate offices (11.2 miles)
10635 Sherman Grove Ave is a 20-unit asset in an inner-suburban Los Angeles neighborhood with stable occupancy and a high share of renter-occupied housing units at the neighborhood level. Elevated home values reinforce the role of multifamily for local households, supporting depth of demand and potential lease retention. The 1978 vintage is newer than much of the area’s older stock, offering competitive positioning with room for targeted upgrades to enhance durability and reduce ongoing maintenance. According to CRE market data from WDSuite, neighborhood rent levels and amenity access support a pragmatic value proposition for professionally managed mid-scale assets.
Within a 3-mile radius, recent population growth, rising incomes, and a projected increase in households point to a larger tenant base ahead. Forecasts also indicate slightly smaller average household sizes, which can favor well-designed one- and two-bedroom layouts and support occupancy stability when paired with disciplined leasing and renewal strategies.
- Inner-suburban Los Angeles location with stable neighborhood occupancy and high renter concentration supporting demand
- 1978 vintage is newer than area averages, with modernization potential to enhance rentability and reduce capex surprises
- Elevated ownership costs in the area reinforce reliance on rental housing and can aid retention
- 3-mile demographics signal population growth and household gains, expanding the tenant pool and supporting absorption
- Risks: thinner cafe/childcare amenity mix and vintage-related systems may require targeted capex and service positioning