| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 35th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13929 W Sherman Way, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1987 |
| Units | 30 |
| Transaction Date | 2023-09-15 |
| Transaction Price | $8,090,000 |
| Buyer | LUCKY ROOFTOP LLC |
| Seller | DEUTSCH SAMUEL |
13929 W Sherman Way, Van Nuys Multifamily Investment
Neighborhood occupancy is currently strong and renter demand is deep in this Urban Core pocket of Van Nuys, according to WDSuite’s CRE market data. For investors, the combination suggests stable cash flow potential with pricing set by a high-cost ownership market rather than new supply.
The property sits within a Van Nuys Urban Core neighborhood rated B+ and competitive among Los Angeles-Long Beach-Glendale submarkets. Amenity access is solid — grocery and pharmacies score in the higher national percentiles, and cafes and restaurants are dense for daily needs — placing the area in the top quartile among 1,441 metro neighborhoods for overall amenities. Park access is limited locally, which may slightly temper lifestyle appeal compared with greener Los Angeles enclaves.
For multifamily investors, the neighborhood s renter base is a clear strength: an estimated 65% of housing units are renter-occupied, indicating depth in the tenant pool and support for leasing velocity and renewals. Neighborhood occupancy is high (near the upper national percentiles), reinforcing expectations for income stability through typical cycles, based on CRE market data from WDSuite.
Within a 3-mile radius, households have inched higher over the past five years while population edged down, signaling smaller household sizes and continued formation of renter households. Looking ahead, WDSuite s data indicates a projected increase in households over the next five years, which points to a larger tenant base and supports occupancy and retention. Income levels have also trended higher, broadening the qualified renter pool for well-maintained product.
Ownership costs remain elevated relative to local incomes (home values rank in the higher national percentiles and the value-to-income ratio is also high), which typically sustains reliance on rental housing and can support pricing power. At the same time, a rent-to-income ratio near the lower national percentiles signals potential affordability pressure that merits attentive lease management and renewal strategies.
Safety trends compare favorably in a metro context. This neighborhood is competitive among Los Angeles neighborhoods and lands in the upper national percentiles for overall safety, indicating relatively lower reported crime versus many U.S. neighborhoods. Recent year-over-year estimates also point to notable declines in both property and violent offenses, a positive directional signal to monitor over time.
Interpreting the ranks: the area performs above the metro median (ranked 295 among 1,441 metro neighborhoods), and its national percentiles indicate it is safer than a large share of neighborhoods nationwide. As always, investors should assess property-level security measures and consider trend durability rather than relying solely on neighborhood aggregates.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, led by media, entertainment, and telecom. The most proximate anchors include Charter Communications, Radio Disney, Disney, Live Nation Entertainment, and Occidental Petroleum.
- Charter Communications telecom & media (5.3 miles)
- Radio Disney media (6.4 miles)
- Disney entertainment (7.1 miles) HQ
- Live Nation Entertainment entertainment (8.7 miles)
- Farmers Insurance Exchange insurance (9.6 miles) HQ
13929 W Sherman Way is a 30-unit asset built in 1987, slightly newer than the neighborhood s average vintage. That positioning offers relative competitiveness versus older stock, with potential to unlock value through targeted modernization of interiors and building systems. Neighborhood fundamentals are favorable for stabilized multifamily: occupancy is high, renter concentration is deep, and homeownership remains a high-cost alternative, all of which tend to support lease-up and renewal performance.
Within a 3-mile radius, WDSuite s commercial real estate analysis points to rising household counts and higher incomes over time, which translate into a larger tenant base and support for rent growth management. Counterbalancing factors include measured affordability pressure (given rent-to-income dynamics) and lifestyle trade-offs such as limited park access and modest school ratings, which call for disciplined operations and amenity programming.
- 1987 vintage offers competitive positioning versus older local stock, with value-add potential via modernization.
- Strong neighborhood occupancy and a high share of renter-occupied units support income stability and leasing velocity.
- High-cost ownership market reinforces renter demand and can underpin pricing power for well-run assets.
- 3-mile household growth and rising incomes expand the qualified renter pool, aiding retention and renewals.
- Risk: affordability pressure, limited park access, and lower school ratings warrant thoughtful amenity, leasing, and renewal strategies.