| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 28th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14400 Valerio St, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1988 |
| Units | 36 |
| Transaction Date | 2014-04-10 |
| Transaction Price | $6,080,000 |
| Buyer | LCL Capital Investments LLC |
| Seller | Sahar Industries |
14400 Valerio St, Van Nuys Multifamily Investment
Neighborhood occupancy has been resilient and renter demand is deep relative to ownership alternatives, according to WDSuite’s CRE market data. Investors evaluating Van Nuys will find stable fundamentals supported by a high renter concentration at the neighborhood level.
Located in Van Nuys within the Los Angeles-Long Beach-Glendale metro, the area around 14400 Valerio St shows solid tenant demand markers for multifamily. Neighborhood occupancy is 95.1% (neighborhood metric), indicating generally steady leasing conditions. The renter-occupied share is 65.8%, pointing to a deep tenant base for apartments rather than owner-occupied housing.
Daily-needs access is a relative strength: grocery and pharmacy density ranks competitively among 1,441 metro neighborhoods and sits in the mid-to-high 90s nationally, while restaurant availability is similarly strong. By contrast, cafes and parks are limited locally. For investors, this mix supports everyday convenience for residents even if lifestyle amenities may be less of a draw within the immediate blocks.
Home values are elevated versus national norms (high 80s–90s national percentile), which reinforces reliance on rental options and can support pricing power when managed thoughtfully. At the same time, neighborhood rent-to-income levels (0.36) suggest some affordability pressure, making lease management and renewal strategies important to sustain retention.
Within a 3-mile radius, households have increased while the overall population has edged lower, implying smaller average household sizes and a more diversified renter pool. Looking forward, forecasts indicate continued growth in household counts alongside further right-sizing of household size, which generally supports stable occupancy for well-managed assets.
The property’s 1988 construction is newer than the neighborhood’s average vintage (1975). That relative youth can aid competitive positioning versus older stock, though investors should still plan for modernization of building systems and potential value-add upgrades to keep the asset current.
Safety indicators compare favorably in broader context. The neighborhood’s overall crime positioning is in the higher national percentiles (safer than much of the country) and ranks within the stronger cohort among 1,441 Los Angeles metro neighborhoods, signaling comparatively lower incident rates than many peers. Recent year-over-year estimates also point to meaningful declines in both violent and property offenses, indicating improving conditions rather than deterioration.
As with any urban core location, conditions can vary block to block and over time. Investors should pair these comparative trends with on-the-ground diligence (e.g., recent police blotter reviews and property-level security assessments) to align operations with resident expectations.
Proximity to major media and corporate employers supports a broad workforce renter base and commute convenience for residents. Notable nearby employers include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications — corporate offices (5.9 miles)
- Radio Disney — corporate offices (7.0 miles)
- Disney — corporate offices (7.7 miles) — HQ
- Thermo Fisher Scientific — corporate offices (8.6 miles)
- Farmers Insurance Exchange — corporate offices (9.0 miles) — HQ
This 36-unit, 1988-vintage asset in Van Nuys benefits from durable renter demand in a neighborhood where renter-occupied housing is predominant and occupancy has remained stable. Elevated home values in the area sustain reliance on multifamily, while strong access to daily-needs retail (groceries, pharmacies, and restaurants) supports resident convenience and lease retention. According to CRE market data from WDSuite, neighborhood-level performance sits above national averages on several livability and housing indicators, aligning with steady multifamily fundamentals.
Investor focus points include thoughtful rent-to-income management and targeted upgrades to keep a late-1980s asset competitive versus older local stock. Nearby employment centers in media and corporate services diversify the potential tenant base and help underpin demand through cycles.
- Renter-driven submarket with steady neighborhood occupancy supporting income stability
- Elevated ownership costs locally reinforce multifamily demand and pricing power
- 1988 vintage offers relative positioning versus older stock, with modernization upside
- Strong daily-needs access (grocery/pharmacy/restaurant density) aids retention
- Risk: Affordability pressure (rent-to-income) requires disciplined renewals and expense control