| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 35th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13809 W Sherman Way, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1987 |
| Units | 29 |
| Transaction Date | 2000-12-06 |
| Transaction Price | $1,880,000 |
| Buyer | BARAKAT ADIL A |
| Seller | JARVIS ROBERT J |
13809 W Sherman Way Van Nuys Multifamily Investment
This 29-unit property built in 1987 operates in a neighborhood with 96.2% occupancy and strong renter demand, according to CRE market data from WDSuite.
Van Nuys presents a B+ rated urban core neighborhood with notable renter concentration, where 65.2% of housing units are renter-occupied—ranking in the 96th percentile nationally. The neighborhood's 96.2% occupancy rate and median contract rent of $1,596 demonstrate stable rental demand fundamentals. Demographic data aggregated within a 3-mile radius shows 64.7% of housing units are renter-occupied, supporting consistent tenant pools.
The property's 1987 construction year aligns with the neighborhood average of 1979, indicating potential value-add opportunities through targeted renovations and unit improvements. With household income growth of 34.5% over five years reaching a median of $69,937, the area shows economic resilience that supports rental affordability and tenant retention.
Amenity density supports tenant appeal with 5.16 grocery stores per square mile (96th percentile nationally) and strong childcare access at 3.87 facilities per square mile (98th percentile). The neighborhood ranks in the top quartile among 1,441 metro neighborhoods for housing metrics, while elevated home values at $745,738 median reinforce rental demand by keeping ownership costs beyond many households' reach.
Forward-looking demographics indicate household growth of 30.6% projected through 2028, with median household income expected to reach $99,067—a 41.7% increase that should support rent growth and occupancy stability. The expanding renter pool and income growth trajectory create favorable conditions for multifamily operators.
The neighborhood demonstrates improving safety trends with property offense rates declining 83.2% year-over-year and violent offense rates down 91.5%, both ranking in the top percentile nationally for improvement. Current property offense rates of 134.7 per 100,000 residents rank above median among 1,441 metro neighborhoods, while violent offense rates remain moderate at 26.1 per 100,000 residents.
Overall crime metrics place the neighborhood in the 78th percentile nationally, indicating stronger safety performance compared to most urban areas. The significant year-over-year improvements in both property and violent crime rates suggest positive momentum that can support tenant retention and property values.
The Van Nuys area benefits from proximity to major entertainment and corporate employers, providing diverse employment opportunities that support workforce housing demand.
- Charter Communications — telecommunications (5.1 miles)
- Radio Disney — media & entertainment (6.3 miles)
- Disney — entertainment & media (7.0 miles) — HQ
- Live Nation Entertainment — entertainment services (8.6 miles)
- Live Nation Entertainment — entertainment services (9.0 miles) — HQ
This 29-unit Van Nuys property offers value-add potential in a neighborhood with demonstrated rental demand fundamentals. The 1987 construction year presents renovation opportunities to capture upside in a market where occupancy remains strong at 96.2% and rents have grown 34.8% over five years. Demographics show household growth of 30.6% projected through 2028, with median income rising 41.7% to $99,067, supporting both occupancy stability and rent growth potential.
Commercial real estate analysis from WDSuite indicates the neighborhood ranks in the top quartile nationally for renter concentration and amenity access, while proximity to major entertainment employers provides employment stability. The property's average unit size of 1,084 square feet aligns with area demand patterns, though investors should monitor the rent-to-income ratio of 27% and plan for capital improvements typical of 1980s vintage properties.
- Strong occupancy fundamentals with 96.2% neighborhood rate and 65.2% renter tenure
- Value-add opportunity through renovations of 1987-vintage units
- Projected household growth of 30.6% and income growth of 41.7% through 2028
- Proximity to major entertainment employers supports workforce housing demand
- Risk considerations include capital expenditure needs and rent-to-income monitoring