| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 35th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13751 Sherman Way, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 2009 |
| Units | 52 |
| Transaction Date | 2004-03-31 |
| Transaction Price | $1,800,000 |
| Buyer | THREE COURTYARDS LP |
| Seller | THREE COURTYARDS LLC |
13751 Sherman Way, Van Nuys Multifamily Opportunity
Positioned in an Urban Core pocket of Van Nuys with steady neighborhood occupancy and a high renter concentration, the asset benefits from durable renter demand and newer-vintage competitiveness, according to WDSuite’s CRE market data.
The property sits in a B+ rated Urban Core neighborhood within the Los Angeles-Long Beach-Glendale metro (524 of 1,441 metro neighborhoods), where neighborhood occupancy is strong and renter-occupied housing accounts for a sizable share of units. This renter concentration supports depth of the tenant base and underpins leasing stability for multifamily owners.
Amenity access is a local strength. Neighborhood measures indicate dense everyday retail—with groceries, pharmacies, and restaurants testing in higher national percentiles—translating to convenience that supports retention. Park access is limited, which is a consideration for family-oriented marketing, but nearby daily needs and services balance overall livability for renters.
At the metro level, elevated home values relative to incomes signal a high-cost ownership market. That dynamic typically sustains reliance on multifamily rentals and supports pricing power, especially when paired with above-average neighborhood occupancy. School ratings trend below national averages, which may modestly constrain family-driven demand but is less material for workforce-oriented unit mixes.
Demographic indicators aggregated within a 3-mile radius show households have inched higher even as population edged down, implying smaller household sizes and a stable-to-growing renter pool. Projections point to additional household growth by 2028—an indicator that should continue to support occupancy and lease-up velocity, based on multifamily property research from WDSuite.
Vintage and competitiveness: Built in 2009 versus a neighborhood average vintage of 1979, the asset’s newer construction should compare favorably to older stock on finishes and systems, while still allowing for selective upgrades to drive value and keep positioning competitive.
Neighborhood safety benchmarks trend favorable in a metro context. With a crime rank of 295 among 1,441 Los Angeles metro neighborhoods, the area performs in the top quartile locally and in a higher national percentile, indicating comparatively lower reported crime relative to many urban submarkets.
Recent trend data also shows notable year-over-year declines in both property and violent offense rates. For investors, that trajectory supports tenant retention and operational stability, though ongoing monitoring remains prudent given citywide variability.
Proximity to major media and corporate employers broadens the renter pool and supports retention through commute convenience. Key nearby employers include Charter Communications, Radio Disney, Disney, Live Nation Entertainment, Farmers Insurance, and Occidental Petroleum.
- Charter Communications — communications (5.1 miles)
- Radio Disney — media (6.2 miles)
- Disney — media & entertainment (6.9 miles) — HQ
- Live Nation Entertainment — entertainment (9.0 miles) — HQ
- Farmers Insurance Exchange — insurance (9.8 miles) — HQ
- Occidental Petroleum — energy (9.8 miles) — HQ
13751 Sherman Way combines newer-vintage construction (2009) with Urban Core fundamentals that favor multifamily: solid neighborhood occupancy, a high share of renter-occupied units, and elevated ownership costs in the surrounding area. This supports a durable tenant base and pricing power relative to older competing stock, while leaving room for targeted renovations to enhance yield.
Based on CRE market data from WDSuite, local amenity density is a strength, and 3-mile demographics indicate a stable-to-expanding household base despite softer population trends—factors that can sustain occupancy and lease performance. Key risks to underwrite include below-average school ratings and limited park access, which may shape unit mix and marketing strategy rather than overall demand.
- Newer 2009 construction versus older neighborhood stock supports competitive positioning with selective value-add upside
- Strong neighborhood occupancy and high renter concentration bolster demand depth and leasing stability
- Elevated ownership costs in the area reinforce reliance on rental housing and support rent growth strategies
- Dense everyday amenities (groceries, pharmacies, restaurants) support retention and daily convenience
- Risks: lower school ratings and limited park access may temper family-driven demand and require tailored marketing