| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 28th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14630 Saticoy St, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1972 |
| Units | 68 |
| Transaction Date | 2005-10-17 |
| Transaction Price | $6,125,000 |
| Buyer | JENKALA SAM |
| Seller | SATICOY INVESTMENT GROUP LLC |
14630 Saticoy St, Van Nuys CA Multifamily Investment
Neighborhood fundamentals point to resilient renter demand with above-median occupancy and a deep renter base, according to WDSuite’s CRE market data. For investors, the combination of steady tenancy and a high-cost ownership market in Los Angeles supports durable income potential.
Positioned in Van Nuys’ Urban Core, the property benefits from neighborhood conditions that are competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 830 of 1,441). Occupancy in the neighborhood is approximately 95% and sits above the national median, reinforcing income stability for multifamily owners. Renter-occupied housing accounts for a sizable share of units (about two-thirds), signaling depth in the tenant pool and consistent leasing velocity.
Daily convenience is a strength: grocery and pharmacy access rank in the 96th–99th percentiles nationally, and restaurant density is also in the 96th percentile. By contrast, parks and cafés are limited locally, so lifestyle appeal leans more toward practical amenities than green space or third-space cafés.
Home values in the neighborhood are elevated versus national norms (near the 89th percentile) and the value-to-income ratio is in the 98th percentile, indicating a high-cost ownership market that tends to sustain reliance on rentals and support pricing power. At the same time, rent-to-income metrics indicate affordability pressure, which calls for attentive lease management and renewals strategy to maintain retention.
Property vintage is 1972, slightly older than the neighborhood’s average 1975 stock. For investors, that age profile typically implies capital planning and potential value-add upside through unit and system modernization to stay competitive against newer comparables. Neighborhood NOI per unit trends score well (around the 78th percentile nationally), suggesting operating performance that is favorable relative to many U.S. submarkets, based on CRE market data from WDSuite.
Within a 3-mile radius, households have grown modestly in recent years despite a small population dip, and projections show a continued increase in household counts alongside smaller household sizes. This shift generally widens the renter pool and supports occupancy stability, though unit mix and pricing should be matched to evolving household composition and incomes.
Safety indicators are mixed but improving. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s crime rank sits in a higher-exposure tier (178 out of 1,441), while national comparisons place the area above average for safety (around the 74th–82nd percentiles). Recent year-over-year trends show meaningful declines in both violent and property offense estimates, landing in top national improvement percentiles. For investors, this trajectory reduces headline risk and can support leasing confidence, while still warranting typical operator diligence.
Proximity to major employers underpins renter demand and commute convenience, notably in media, entertainment, insurance, and life sciences. Nearby anchors include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications — telecommunications (6.2 miles)
- Radio Disney — media (7.4 miles)
- Disney — entertainment (8.1 miles) — HQ
- Thermo Fisher Scientific — life sciences (8.4 miles)
- Farmers Insurance Exchange — insurance (8.8 miles) — HQ
This 68-unit, 1972-vintage asset aligns with durable renter demand drivers in Van Nuys. Neighborhood occupancy trends are above the national median and renter concentration is high, supporting steady leasing. Elevated home values and a high value-to-income ratio point to a high-cost ownership market that sustains reliance on rentals and can bolster pricing power, while rent-to-income levels suggest the need for active lease management to protect retention. According to CRE market data from WDSuite, neighborhood operating performance benchmarks are solid and amenity access is strong for daily needs, though green space and café density are limited.
Given the asset’s older vintage relative to the local average, a targeted value-add strategy—focused on interiors, energy systems, and curb appeal—can enhance competitiveness versus newer stock. Three-mile demographics show household growth with smaller household sizes historically and in forecasts, which typically expands the renter base and supports occupancy stability over time.
- Above-median neighborhood occupancy and deep renter base support income stability.
- High-cost ownership market reinforces rental demand and pricing power.
- Value-add potential from 1972 vintage via unit and system upgrades.
- Strong daily conveniences (groceries, pharmacies) aid leasing and retention.
- Risks: affordability pressure and limited parks/cafés require careful lease and amenity strategy.