| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 35th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13910 Sherman Way, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1972 |
| Units | 25 |
| Transaction Date | 1995-09-29 |
| Transaction Price | $1,036,326 |
| Buyer | STATE STREET BANK & TRUST COMPANY |
| Seller | DONALDSON NORMAN W |
13910 Sherman Way, Van Nuys Multifamily Investment
Neighborhood occupancy is stable and renter demand is deep, according to WDSuite’s CRE market data, supporting consistent leasing fundamentals for this 1972-vintage, 25-unit asset in Van Nuys.
Positioned in Van Nuys’ Urban Core, the neighborhood carries a B+ rating and ranks 524 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, signaling it is competitive among metro peers. Daily-needs access is strong: grocery, cafe, and pharmacy density sit in the upper national percentiles, which helps support renter convenience and retention. Park access is limited locally, which investors should weigh against the area’s other amenity strengths.
For multifamily demand, the neighborhood occupancy rate is 96.2% (competitive among Los Angeles-Long Beach-Glendale neighborhoods), and the share of renter-occupied housing units is 65.2%—a high national percentile—indicating a sizable tenant base that supports lease-up and renewal stability. Median contract rents sit in a higher national percentile while the rent-to-income ratio trends moderate locally, a mix that can underpin retention with disciplined rent management.
Within a 3-mile radius, recent trends show a slight population dip alongside growth in household counts, reflecting smaller average household sizes. Forward-looking projections indicate additional household growth and rent increases, which typically expand the renter pool and support occupancy, even if overall population growth is muted.
Home values in the neighborhood are elevated by national standards, which points to a high-cost ownership market. That context tends to reinforce renter reliance on multifamily housing and can support pricing power and leasing durability. Average school ratings trend below national medians, which may be a consideration for family-oriented demand profiles but is often offset by the area’s employment access and services density.
Safety indicators for the neighborhood benchmark above national norms (roughly top quartile nationally) and rank within the stronger cohort of the Los Angeles-Long Beach-Glendale metro (295 out of 1,441). That positioning suggests comparatively favorable conditions versus many peer neighborhoods across the region.
Year-over-year estimates also point to improving trends in both property and violent offense categories, according to WDSuite’s datasets. As always, investors should assess property-level security features and sub-block dynamics during diligence to align with target renter profiles.
Within a roughly 5–10 mile commute, major employers in media, entertainment, telecom, and life sciences anchor the area’s jobs base and help support renter demand and retention: Charter Communications, Radio Disney, Disney, Live Nation Entertainment, and Thermo Fisher Scientific.
- Charter Communications — telecom & media (5.2 miles)
- Radio Disney — media (6.3 miles)
- Disney — entertainment (7.1 miles) — HQ
- Live Nation Entertainment — entertainment (9.0 miles) — HQ
- Thermo Fisher Scientific — life sciences (9.2 miles)
13910 Sherman Way presents a value-add multifamily opportunity in a renter-heavy pocket of Van Nuys. The asset was built in 1972, older than the neighborhood’s average vintage, which points to potential renovation and capital planning levers that can sharpen competitive positioning against newer stock. Neighborhood fundamentals—high renter concentration, competitive occupancy, and elevated ownership costs—support demand resilience and lease renewal potential. According to CRE market data from WDSuite, neighborhood occupancy trends track above many metro peers, while household growth within a 3-mile radius suggests a gradually expanding tenant base even as average household size declines.
Investor considerations tilt constructive: strong services access (grocery, cafes, pharmacies) and proximity to diversified employers underpin daily convenience and commuting. Risks include limited park access, below-average school ratings, and sensitivity to broader economic cycles; prudent underwriting around rent growth, unit finishes, and operating expenses is warranted.
- Renter-occupied share is high, supporting depth of tenant demand and renewal stability.
- Neighborhood occupancy remains competitive versus metro peers, aiding lease management and collections.
- 1972 vintage offers value-add potential through selective renovations and systems upgrades.
- Risks: limited parks and subpar school ratings; manage exposure with amenities, unit finishes, and disciplined rent strategy.