| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 49th | Fair |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10799 Sherman Grove Ave, Sunland, CA, 91040, US |
| Region / Metro | Sunland |
| Year of Construction | 1998 |
| Units | 85 |
| Transaction Date | 2015-03-23 |
| Transaction Price | $5,450,000 |
| Buyer | Sunland Oakdale, LLC |
| Seller | Yee Family Trust |
10799 Sherman Grove Ave, Sunland CA Multifamily Opportunity
Neighborhood occupancy remains solid and renter demand is supported by a high renter-occupied share, according to WDSuite’s CRE market data, positioning this submarket for stable cash flow relative to broader Los Angeles trends.
Sunland sits within Los Angeles’ inner suburbs with a B-rated neighborhood profile, offering a balanced mix of livability and access to jobs. The local housing stock skews older than the metro average (typical construction year 1960 across the area), while this property’s 1998 vintage is newer, which can enhance competitiveness versus aging stock while still warranting selective system upgrades over a hold period.
Renter demand is underpinned by a high neighborhood renter-occupied share of housing units (66.5%), indicating a deep tenant base for multifamily owners. Neighborhood occupancy is reported at 93.1% — a level that supports income stability for well-managed assets; these metrics represent neighborhood conditions, not the property.
Daily-needs access is comparatively strong: grocery presence ranks competitively among Los Angeles neighborhoods (rank 653 of 1,441; 88th percentile nationally), pharmacies are similarly well represented (rank 204 of 1,441; 96th percentile nationally), and parks coverage is favorable (rank 395 of 1,441; 89th percentile nationally). Café and childcare densities are lighter (both ranked 1,441 of 1,441), suggesting fewer third-space and daycare options nearby — a consideration for resident experience but not typically a primary driver of multifamily performance.
Home values in the neighborhood test high versus national norms (94th percentile), creating a high-cost ownership market that tends to reinforce reliance on rental housing and support lease retention. Median contract rents benchmark in the upper bands nationally (85th percentile), while the neighborhood rent-to-income ratio sits at a moderate level (24th percentile nationally), which can temper near-term affordability pressure and aid renewals for appropriately positioned units.
Within a 3-mile radius, WDSuite data indicate recent population growth with expectations for additional household gains in the next five years. Rising median incomes and forecast rent growth point to ongoing depth in the renter pool, which supports occupancy stability and measured pricing power for assets that match submarket quality and amenities.
Safety indicators compare favorably at a national level, with the neighborhood in the top quartile nationally on several measures, according to WDSuite. Recent year-over-year declines in both property and violent offense estimates point to improving conditions. Compared within Los Angeles, results are competitive among 1,441 metro neighborhoods, though sub-neighborhood variation is normal for large metros. Investors should evaluate block-level patterns during diligence while recognizing the broader improving trend.
Proximity to major corporate employers supports commuter demand and lease retention for workforce households, including Charter Communications, Disney, Radio Disney, Avery Dennison, and Live Nation Entertainment.
- Charter Communications — telecommunications (4.7 miles)
- Disney — media & entertainment (7.5 miles) — HQ
- Radio Disney — media offices (7.8 miles)
- Avery Dennison — materials & packaging (8.3 miles) — HQ
- Live Nation Entertainment — live entertainment (11.4 miles)
This 85-unit, 1998-vintage asset offers relative competitiveness versus older neighborhood stock while benefiting from a deep renter base. Neighborhood metrics show a high renter-occupied share and solid occupancy, supporting income durability for assets aligned with local quality expectations. Elevated for-sale home values in the area tend to sustain multifamily demand and reinforce retention, while rent-to-income levels indicate manageable affordability pressure for thoughtfully positioned units, based on CRE market data from WDSuite.
Within a 3-mile radius, population growth and an expected increase in households expand the tenant pool, and proximity to employment centers across Burbank and the greater LA area underpins steady leasing. Owners can target selective updates typical for late-1990s construction to protect positioning against older comparables and to capture incremental rent where warranted.
- Newer 1998 vintage versus neighborhood average, supporting competitive positioning with targeted modernization where needed
- High neighborhood renter-occupied share and solid occupancy support income stability at the submarket level
- Elevated home values reinforce reliance on rental housing, aiding pricing power and renewals
- 3-mile radius shows growing households and rising incomes, expanding the renter pool and supporting lease-up
- Risk: amenity gaps in cafés/childcare and sub-neighborhood safety variation warrant asset-specific diligence and resident-experience investments