| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 51st | Fair |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13850 Victory Blvd, Van Nuys, CA, 91401, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1972 |
| Units | 34 |
| Transaction Date | 2018-05-31 |
| Transaction Price | $5,820,000 |
| Buyer | SHLAFAN VLADIMIR |
| Seller | MKJS ENTERPRISES |
13850 Victory Blvd Van Nuys Multifamily Investment
Renter demand is supported by a high renter-occupied share and competitive neighborhood occupancy, according to WDSuite’s CRE market data. In a high-cost ownership pocket of the San Fernando Valley, stable tenancy and lease retention are the core investor takeaway.
Located in Van Nuys’ Urban Core, the neighborhood carries a B+ rating and performs competitive among Los Angeles-Long Beach-Glendale neighborhoods on several renter-demand signals. Occupancy in the surrounding neighborhood sits in the top quartile nationally with a rank that is above the metro median (461 of 1,441), pointing to steady leasing conditions rather than short-term spikes.
Livability drivers are anchored by daily-needs access: grocery presence ranks near the top of the metro (103 of 1,441; top quartile nationally) and pharmacies are similarly strong, while restaurants are dense by national standards. By contrast, the immediate area is light on parks and cafes, which may modestly limit lifestyle appeal for some renters but does not typically impair workforce housing demand.
The neighborhood’s housing stock skews renter-heavy, with an estimated 75.8% of housing units renter-occupied. For investors, this high renter concentration deepens the tenant base and supports ongoing demand for multifamily units. Neighborhood NOI per unit also places in the national top quartile, signaling historically supportive fundamentals at the sub-neighborhood level rather than at a single property.
Within a 3-mile radius, households have grown even as population edged lower, indicating smaller household sizes and a gradual renter pool expansion that can support occupancy stability. Elevated home values relative to national norms reinforce reliance on rental housing and tend to aid lease retention; rent-to-income in the area is around the high-20s, which calls for attentive lease management but still allows for measured pricing power.
Vintage context: the property was built in 1972, slightly older than the neighborhood average vintage around 1970. That age profile suggests planning for targeted capital improvements (systems, interiors, and common areas) and potential value-add repositioning to remain competitive against newer stock.
Safety trends compare favorably in a metro and national context. The neighborhood’s crime profile ranks strong within Los Angeles-Long Beach-Glendale (191 out of 1,441 neighborhoods), which is competitive among metro peers, and sits in a higher national safety percentile. Recent estimates also indicate sharp year-over-year declines in both violent and property offense rates, supporting a trend toward improved conditions.
As always, crime can vary by block and over time. Investors should consider property-level measures and current local reporting to validate these neighborhood-level signals when underwriting.
Proximity to major media and corporate employers underpins a broad commuter tenant base, supporting demand and retention for workforce and professional renters. Notable nearby anchors include Charter Communications, Radio Disney, Disney, Live Nation Entertainment, and Activision Blizzard Studios.
- Charter Communications — corporate offices (5.3 miles)
- Radio Disney — corporate offices (5.8 miles)
- Disney — corporate offices (6.6 miles) — HQ
- Live Nation Entertainment — corporate offices (8.0 miles) — HQ
- Activision Blizzard Studios — corporate offices (8.5 miles)
13850 Victory Blvd combines a deep renter base with strong neighborhood fundamentals. The surrounding area posts competitive occupancy versus the Los Angeles metro and top-quartile national positioning on several CRE indicators, while a high-cost ownership environment sustains reliance on multifamily rentals. Built in 1972, the asset is slightly older than the neighborhood average, pointing to targeted value-add and systems upgrades that can enhance positioning without over-improving for the submarket.
Based on commercial real estate analysis from WDSuite, investor focus centers on occupancy stability, the large share of renter-occupied housing, and proximity to diverse employers across media and corporate services. Near-term leasing should remain supported by household growth within a 3-mile radius and smaller household sizes, with pricing power tempered by rent-to-income considerations.
- Competitive neighborhood occupancy and top-quartile national standing support stable leasing
- High renter-occupied share indicates a deep tenant base for multifamily units
- 1972 vintage offers value-add potential via targeted interior and systems upgrades
- Strong employer access across media and corporate services underpins demand and retention
- Risks: limited nearby parks/cafes, modest population softening, and affordability pressure requiring careful lease management