| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 79th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2820 Sawtelle Blvd, Los Angeles, CA, 90064, US |
| Region / Metro | Los Angeles |
| Year of Construction | 2006 |
| Units | 66 |
| Transaction Date | 2022-06-10 |
| Transaction Price | $33,000,000 |
| Buyer | PLUTO INVESTMENT PROPERTIES LLC |
| Seller | 2820 SAWTELIE ASSODATES LLC |
2820 Sawtelle Blvd Los Angeles Multifamily Investment
Positioned in an Urban Core pocket with deep renter demand and strong neighborhood amenities, this asset benefits from a high share of renter-occupied housing and stable occupancy, according to WDSuite s CRE market data.
The property sits in an Urban Core neighborhood rated A and ranked 102 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, indicating competitive positioning within the metro. Amenity density is a clear strength: restaurants, grocery options, pharmacies, and cafes all score in high national percentiles, supporting daily convenience and lease retention for renters.
With a neighborhood median construction year of 1981, a 2006 vintage positions this asset as newer than much of the local stock. For investors, that typically translates to relative competitiveness versus older product and potentially lower near-term capital needs; however, systems from the mid-2000s may still require targeted modernization during hold.
Renter concentration in the neighborhood is elevated (64%+ of housing units are renter-occupied), which points to a broad tenant base and resilient multifamily demand. Neighborhood occupancy is strong and has edged higher over the past five years, supporting income stability in comparable assets. Elevated home values relative to incomes (top national percentiles) reinforce reliance on rental options, which can aid pricing power and renewal retention.
Demographics within a 3-mile radius indicate high-income households and a substantial professional cohort. While the recent period showed uneven population trends, forward-looking projections call for household growth and rising incomes, expanding the local renter pool and supporting absorption. Median school ratings are mixed, which may moderate family-oriented demand, but overall amenity access and employment proximity remain compelling drivers for urban renters.
Safety metrics for the neighborhood are above the national median (higher national percentile indicates comparatively safer conditions). Recent data also show notable year-over-year declines in both property and violent offense estimates, signaling an improving trend relative to the prior year. As with most urban core locations, conditions can vary by block, so investors typically underwrite with sub-neighborhood nuance in mind.
Nearby headquarters and corporate offices in technology, energy, engineering, and entertainment create a large professional employment base and convenient commutes for renters, supporting demand and retention for multifamily units in this area. The list below highlights key employers within a short drive.
- Activision Blizzard interactive entertainment (1.28 miles) HQ
- Occidental Petroleum energy (2.27 miles) HQ
- AECOM engineering & infrastructure (2.31 miles) HQ
- Activision Blizzard Studios entertainment production (3.31 miles)
- Abbott Laboratories healthcare & medical devices (3.54 miles) HQ
This 66-unit, 2006-vintage asset offers relative competitiveness versus older neighborhood stock and benefits from a renter-heavy submarket with strong amenity access. Elevated neighborhood incomes and high home values support sustained reliance on multifamily housing, while neighborhood occupancy has trended stable, underpinning cash flow durability. According to CRE market data from WDSuite, local fundamentals including a high share of renter-occupied units and solid amenity density support consistent leasing performance for comparable properties.
Investor considerations include measured capital planning for mid-2000s building systems and a focus on lease management where premium rent levels meet selective affordability pressure. School ratings are mixed and park access is limited, which can influence certain renter segments, but proximity to diversified headquarters and corporate offices provides a durable employment base for ongoing demand.
- Newer-than-neighborhood vintage (2006) enhances competitive positioning while requiring targeted modernization over hold
- Renter-heavy neighborhood and stable occupancy support income durability and renewal potential
- High-cost ownership market reinforces reliance on rentals and pricing power for well-maintained assets
- Strong employer proximity in tech, energy, engineering, and entertainment supports demand and retention
- Risks: mid-2000s systems capex, mixed school ratings, and limited park space may narrow certain renter segments