| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 40th | Fair |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14650 Sherman Way, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1983 |
| Units | 97 |
| Transaction Date | 2013-09-06 |
| Transaction Price | $12,170,121 |
| Buyer | WEST VALLEY RHF PARTNERS LP |
| Seller | WEST VALLEY TOWERS |
14650 Sherman Way, Van Nuys Multifamily Investment
Stabilized renter demand in an Urban Core pocket of Van Nuys supports consistent leasing conditions, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit near national mid-range, with depth of the tenant base reinforced by a high share of renter-occupied housing.
This Urban Core neighborhood in Van Nuys shows balanced fundamentals for multifamily, with a B- neighborhood rating and amenity access that leans favorable by national comparison. Dining and daily-needs access are strengths (restaurants and pharmacies rank in the upper national percentiles), while parks and formal childcare options are thinner locally. These patterns are typical for dense Los Angeles sub-areas and support convenience for renters, though green space is limited.
The neighborhood’s renter concentration is high (roughly seven in ten housing units are renter-occupied), indicating a deep tenant base and durable demand for apartments rather than ownership turnover. Neighborhood occupancy is around the national midpoint and has eased modestly over five years, suggesting investors should prioritize leasing management and renewals to sustain stability.
Vintage matters: the property was built in 1983, newer than the neighborhood’s average construction year of 1974. That relative youth can provide competitive positioning versus older stock, while still leaving room for targeted modernization of common areas, systems, and in-unit finishes to drive rent premiums and retention.
Within a 3-mile radius, demographics indicate smaller average household sizes over time and a modest pullback in population alongside an increase in total households. This shift typically expands the renter pool as more, smaller households seek apartments, supporting occupancy and lease-up. Elevated home values in this part of Los Angeles (high-cost ownership market) tend to sustain reliance on multifamily, bolstering pricing power and lease retention for well-managed assets.
Safety indicators compare favorably at the national level, with the neighborhood landing in the higher national percentiles for overall safety. Recent measurements also show sharp one-year declines in both property and violent offense rates, signaling positive momentum rather than a short-term outlier. As with any dense Los Angeles sub-area, trends can vary by block and over time; investors should align security measures and lighting/common-area upgrades with standard institutional practices.
Proximity to major media, communications, and insurance employers underpins workforce housing demand and commute convenience for renters, including Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications — communications (6.2 miles)
- Radio Disney — media (7.1 miles)
- Disney — entertainment (7.9 miles) — HQ
- Thermo Fisher Scientific — life sciences (8.3 miles)
- Farmers Insurance Exchange — insurance (8.7 miles) — HQ
At 97 units with an average unit size near 750 square feet, 14650 Sherman Way offers scale in a renter-heavy pocket of Van Nuys where elevated ownership costs support reliance on multifamily housing. Based on CRE market data from WDSuite, neighborhood occupancy sits near the national midpoint while renter concentration and strong daily-needs access underpin demand. The 1983 vintage is newer than the neighborhood norm, creating a clear value-add angle through selective renovations to enhance competitive positioning against older stock.
Three-mile demographics point to a rising household count and smaller household sizes, which typically expand the renter pool even as population growth moderates—supporting occupancy stability and lease-up. Directionally rising rents and above-median neighborhood operating performance (NOI per unit ranks in the stronger national cohort) suggest room for disciplined revenue management, while investors should underwrite to affordability pressure and school quality considerations when targeting family renters.
- Renter-heavy neighborhood and high-cost ownership market reinforce a deep tenant base and support pricing power.
- 1983 vintage offers value-add potential via targeted interior and systems upgrades versus older local stock.
- Daily-needs access (restaurants, pharmacies, grocery) supports retention and leasing consistency.
- Household growth and smaller household sizes within 3 miles expand the renter pool and support occupancy stability.
- Risks: mid-range occupancy with recent softening, limited parks/childcare amenities, and affordability pressure that warrants careful lease management.