| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 81st | Best |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3480 Sawtelle Blvd, Los Angeles, CA, 90066, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1972 |
| Units | 43 |
| Transaction Date | 2012-11-01 |
| Transaction Price | $11,070,000 |
| Buyer | LoMonaco Investments LLC |
| Seller | Sunbelt Sawtelle Apartments Ltd |
3480 Sawtelle Blvd Los Angeles Multifamily Investment
Renter demand is supported by high neighborhood occupancy and a strong renter-occupied housing share, with elevated ownership costs reinforcing multifamily reliance, according to WDSuite’s CRE market data.
This Urban Core pocket of Los Angeles scores in the top quartile among 1,441 metro neighborhoods, reflecting durable fundamentals for multifamily. Neighborhood occupancy is strong with rates positioned above national norms, and a high share of housing units are renter-occupied, indicating depth in the tenant base and support for leasing stability.
Daily-life amenities are a clear advantage. Restaurants and cafes index high (nationally strong), and park access also trends above average, offering livability features that aid retention. One tradeoff is thinner pharmacy presence nearby, which investors should note when assessing convenience expectations.
Schools in the area average near the top of the metro (top quartile among 1,441), another contributor to long-term renter stickiness for certain cohorts. Median contract rents in the neighborhood have outpaced the nation over the last five years, while the rent-to-income profile sits in a more manageable band for this market context—helpful for managing renewal strategies and pricing power.
Construction vintage in the immediate area skews late-1960s on average; this 1972 asset is slightly newer than the neighborhood mean, suggesting competitive positioning versus older stock while still warranting prudent capital planning for systems upgrades and targeted value-add.
Demographic statistics aggregated within a 3-mile radius show modest recent population softness but a larger renter pool projected ahead, with households expected to increase materially over the next five years. Rising median incomes and sustained high home values in the area point to an ownership market that remains expensive relative to incomes—conditions that tend to sustain multifamily demand and support occupancy resilience.
Safety indicators compare favorably. The neighborhood sits above the national average for overall safety (around the 80th percentile nationwide) and is competitive among Los Angeles neighborhoods (ranked within the better-performing segment out of 1,441). Violent incident levels benchmark above national norms, and recent year-over-year trends show substantial improvement in both violent and property offense rates, which supports renter confidence and leasing stability.
While no single metric defines on-the-ground conditions, the combination of higher national safety percentiles and improving trend readings suggests a comparatively stable environment relative to broader urban Los Angeles.
Proximity to major Westside employers supports workforce housing demand and commute convenience, particularly given nearby offices for Activision Blizzard, Symantec, Microsoft, AECOM, and Occidental Petroleum.
- Activision Blizzard — interactive entertainment (1.6 miles) — HQ
- Symantec — cybersecurity (2.9 miles)
- Microsoft Offices The Reserves — software offices (2.9 miles)
- AECOM — engineering & infrastructure (2.9 miles) — HQ
- Occidental Petroleum — energy (3.1 miles) — HQ
3480 Sawtelle Blvd offers scale at 43 units within a top-quartile Los Angeles neighborhood where renter concentration and occupancy support steady leasing. Elevated home values relative to incomes reinforce renter reliance on multifamily, while amenity density and strong schools aid retention. According to CRE market data from WDSuite, neighborhood occupancy and rent levels benchmark above national norms, aligning with a depth of demand that has held up through market cycles.
Built in 1972, the asset is slightly newer than the local average vintage, suggesting competitive positioning versus older stock while also presenting scope for targeted value-add and system modernization to enhance rentability and NOI durability. Near-term demographic softness gives way to a projected increase in households within a 3-mile radius, indicating a larger tenant base and support for long-run occupancy stability.
- Top-quartile neighborhood in the Los Angeles metro with strong renter-occupied share supporting demand depth
- High-cost ownership market sustains multifamily reliance and supports pricing power and renewals
- Amenity-rich setting and competitive school ratings bolster retention and leasing velocity
- 1972 vintage allows targeted value-add and system upgrades to strengthen NOI resilience
- Risks: limited nearby pharmacy options, near-term demographic softness, and macro sensitivity to Westside employer dynamics