| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 30th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14104 Van Nuys Blvd, Arleta, CA, 91331, US |
| Region / Metro | Arleta |
| Year of Construction | 1983 |
| Units | 24 |
| Transaction Date | 2021-04-14 |
| Transaction Price | $10,000,000 |
| Buyer | WOODMAN ARLETA LP |
| Seller | JULIAN WEINSTOCK CONSTRUCTION CO INC |
14104 Van Nuys Blvd Arleta Multifamily Investment
This 24-unit Arleta property benefits from strong neighborhood occupancy at 98% and rising median rents, according to CRE market data from WDSuite.
Located in Arleta's inner suburban landscape, this neighborhood demonstrates occupancy stability with a 98% rate that ranks in the top quartile nationally among 1,441 metro neighborhoods. Demographic statistics aggregated within a 3-mile radius show a substantial renter base with 48.4% of housing units renter-occupied, supporting consistent rental demand. The area's median contract rent of $1,589 has increased 30.7% over five years, reflecting strengthening rental market conditions.
The property's 1983 construction year places it slightly newer than the neighborhood average of 1968, potentially reducing near-term capital expenditure needs compared to older stock in the area. With household income growth of 34.5% over five years and forecasted increases to a median of $103,575 by 2028, the tenant base shows improving affordability metrics for multifamily housing.
Amenity access varies across categories, with strong grocery store density at 10.94 per square mile ranking in the 99th percentile nationally, supporting tenant convenience and retention. However, limited café, childcare, and park amenities present potential tenant attraction challenges that investors should consider in lease-up and retention strategies.
Crime metrics show mixed signals for investor consideration. Property offense rates rank in the top quartile among 1,441 metro neighborhoods with a significant 94.4% year-over-year decline, indicating improving conditions. Violent offense rates decreased 76.1% annually, placing the neighborhood in the 95th percentile nationally for crime reduction trends.
Current violent offense rates of 16.7 per 100,000 residents rank above metro median levels, requiring ongoing monitoring for tenant safety perceptions and insurance considerations. The substantial recent improvements in both property and violent crime suggest positive trajectory, though investors should verify these trends continue through due diligence.
The area benefits from proximity to major corporate employers within commuting distance, supporting workforce housing demand for professional tenants.
- Charter Communications — telecommunications (6.6 miles)
- Radio Disney — media and entertainment (8.9 miles)
- Disney — entertainment and media (9.3 miles) — HQ
- Thermo Fisher Scientific — life sciences (10.2 miles)
- Farmers Insurance Exchange — insurance (10.3 miles) — HQ
This 24-unit property offers exposure to a stabilizing Arleta submarket with 98% neighborhood occupancy and strengthening rent growth. The 1983 vintage provides a balance between affordability and reduced capital expenditure risk compared to older neighborhood stock. Demographic projections show household growth and rising incomes within the 3-mile radius, supporting tenant demand through 2028.
Commercial real estate analysis reveals improving crime trends and proximity to major employers including Disney headquarters, though limited local amenities may impact tenant attraction. The rent-to-income ratio of 0.19 suggests manageable affordability pressure for current tenants, while forecasted income growth could support future rent increases.
- Strong neighborhood occupancy at 98% ranks top quartile nationally
- Five-year rent growth of 30.7% indicates pricing power
- 1983 construction reduces near-term capital expenditure risk
- Proximity to Disney headquarters and major employers supports workforce housing demand
- Risk consideration: Limited local amenities may impact tenant attraction and retention