| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 41st | Fair |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13535 Valerio St, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1978 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13535 Valerio St Van Nuys Multifamily Investment
Neighborhood fundamentals point to durable renter demand and above-median occupancy, according to WDSuite’s CRE market data. Investor takeaway: high renter concentration supports leasing stability, while pricing should be managed with an eye on local affordability.
Located in Van Nuys within the Los Angeles-Long Beach-Glendale metro, the neighborhood ranks 273rd of 1,441 metro neighborhoods (A- rating), signaling competitive standing among Los Angeles-Long Beach-Glendale neighborhoods. Amenity access is a clear strength, with grocery and dining density placing in the top quartile nationally, supporting day-to-day livability and renter retention.
Renter-occupied housing accounts for a high share of neighborhood units (71.9%; 153rd of 1,441 in the metro; 98th percentile nationally), indicating a deep tenant base for multifamily product. Neighborhood occupancy is above the national median, helping underpin cash flow consistency; investors should still underwrite modest near-term variability given broader market dynamics.
Within a 3-mile radius, demographics show households increasing in recent years and projected to expand further even as total population trends slightly lower, implying smaller household sizes and a broader renter pool. This combination typically supports steady leasing velocity and helps sustain occupancy in comparable assets.
Home values are elevated relative to incomes (top percentile nationally for value-to-income), which tends to reinforce reliance on rental housing and supports tenant retention. At the same time, rent-to-income ratios are higher than many metros, suggesting affordability pressure that warrants disciplined rent growth and renewal strategies.
Safety indicators are comparatively favorable: the neighborhood’s crime positioning is above the metro average (356th out of 1,441), and it sits in the upper quartile nationally. Recent year-over-year data show notable declines in both property and violent offense rates, signaling improving conditions versus many peer areas. As always, investors should evaluate building-level protocols and insurance assumptions alongside neighborhood trends.
Proximity to established employers supports a broad renter base and commute convenience for residents, notably in telecom, media, entertainment, gaming, and life sciences. The employers below reflect nearby demand drivers relevant to workforce and professional tenants.
- Charter Communications — telecommunications (4.8 miles)
- Radio Disney — media (6.1 miles)
- Disney — entertainment (6.8 miles) — HQ
- Live Nation Entertainment — entertainment (9.2 miles) — HQ
- Activision Blizzard Studios — gaming & media (9.6 miles)
This 120-unit asset benefits from a renter-centric neighborhood where occupancy is above the national median and amenities are strong, supporting retention and leasing velocity. Elevated for-sale pricing versus local incomes in the neighborhood context reinforces reliance on multifamily housing, while neighborhood-level NOI per unit performance is competitive nationally, based on CRE market data from WDSuite.
Within a 3-mile radius, households are growing and are projected to expand further despite slight population contraction, indicating smaller household sizes and a broader renter pool that can support occupancy stability. Affordability should be managed carefully: rent-to-income levels suggest measured rent growth and proactive renewal strategies to sustain retention.
- Competitive neighborhood standing in Los Angeles-Long Beach-Glendale with strong amenity access supporting retention
- High renter-occupied share signals depth of tenant base for multifamily demand
- Household growth within 3 miles and improved safety trends support occupancy stability
- Elevated ownership costs in the area reinforce reliance on rental housing
- Risk: higher rent-to-income levels warrant disciplined rent setting and active renewal management