| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 35th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14250 Sherman Way, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1980 |
| Units | 28 |
| Transaction Date | 2018-03-21 |
| Transaction Price | $4,050,000 |
| Buyer | LEVIN STANLEY |
| Seller | ROBIN IRVING |
14250 Sherman Way Van Nuys Multifamily Investment
Situated in an Urban Core pocket of Van Nuys with steady renter demand, the neighborhood has shown resilient occupancy and durable leasing fundamentals, according to WDSuite’s CRE market data.
The surrounding neighborhood carries a B+ rating and performs above the metro median among 1,441 Los Angeles neighborhoods, signaling balanced fundamentals for workforce and middle-income renters. Neighborhood occupancy trends land in the top quartile nationally, supporting stable cash flow potential and reducing lease-up risk for comparable multifamily assets.
Daily needs access is a strength: grocery, pharmacy, and dining densities rank in the upper national percentiles, while cafes also score strongly. Park access is limited locally, which may modestly temper lifestyle appeal; investors often offset this by emphasizing on-site amenities to aid retention.
Renter-occupied housing concentration is high relative to national norms, indicating a deep tenant base that supports demand for multifamily units. Median contract rents in the neighborhood sit above national medians, and home values are elevated compared with most U.S. neighborhoods; in a high-cost ownership market, this typically sustains reliance on rentals and can reinforce pricing power for well-managed communities.
Within a 3-mile radius, households have increased while average household size has edged down, pointing to more, smaller households entering the market. This shift often expands the renter pool and supports occupancy stability. School ratings trend below the national median; while not a direct driver of multifamily performance, it can influence unit mix strategy and marketing toward adult and workforce cohorts. Based on CRE market data from WDSuite, neighborhood-level net operating income per unit trends are competitive among Los Angeles submarkets without signaling outsized risk.
Safety indicators are mixed and should be framed comparatively. Relative to the Los Angeles metro’s 1,441 neighborhoods, the area trends closer to higher-crime cohorts; however, on a national basis it places in a stronger percentile, suggesting comparatively better conditions than many U.S. neighborhoods. Year-over-year data also show notable declines in both property and violent offenses, indicating improving momentum.
Investors should underwrite prudent operating practices (access control, lighting, partnerships with local patrol resources) to support retention and leasing, while recognizing the favorable national positioning and recent improvement trajectory.
Proximity to major media and corporate employers underpins renter demand and commute convenience for a broad workforce segment. Nearby anchors include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Live Nation Entertainment.
- Charter Communications — telecommunications (5.7 miles)
- Radio Disney — media (6.7 miles)
- Disney — entertainment (7.5 miles) — HQ
- Thermo Fisher Scientific — life sciences (8.7 miles)
- Live Nation Entertainment — entertainment (9.1 miles) — HQ
14250 Sherman Way offers exposure to a renter-driven Urban Core pocket of the San Fernando Valley where occupancy trends sit in the top quartile nationally and daily-needs amenities are abundant. Elevated ownership costs in Los Angeles support reliance on rentals, while a high renter-occupied share signals depth of demand and favorable leasing fundamentals. According to CRE market data from WDSuite, neighborhood-level performance indicators point to durable occupancy with competitive NOI per unit.
Built in 1980, the asset’s vintage is typical for the area and suggests targeted modernization can enhance competitive positioning versus newer deliveries. Household counts within a 3-mile radius are rising even as household sizes edge lower, which generally expands the tenant base and supports retention. Key underwriting considerations include school quality, limited park access, and metro-relative safety positioning, balanced by improving offense trends and strong employer proximity.
- Occupancy momentum in the neighborhood ranks among top-quartile national peers, supporting stable cash flow potential.
- High renter-occupied share and elevated ownership costs reinforce multifamily demand and pricing power.
- Amenity-rich location (grocers, pharmacies, dining) aids leasing velocity and retention.
- 1980 vintage offers value-add opportunity through selective renovations and systems modernization.
- Risks: below-median school ratings, limited park space, and metro-relative safety require active asset management.