| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15123 Sherman Way, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1987 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15123 Sherman Way, Van Nuys Multifamily Investment
Neighborhood renter demand appears durable and occupancy has been relatively steady, according to WDSuite's CRE market data for the surrounding area. Elevated ownership costs in Los Angeles County further support multifamily retention dynamics in this Van Nuys location.
Neighborhood and Livability Context
The property sits in an Urban Core pocket of Van Nuys where the neighborhood's renter-occupied share is high, signaling a deep tenant base for multifamily. At the neighborhood level (not the property), occupancy trends have remained healthy relative to national norms, supporting day-to-day leasing and renewals. Median contract rents have risen over the past five years; with a low rent-to-income percentile locally, investors should manage for some affordability pressure when setting renewal strategies.
Local amenity access is a relative strength: restaurants, groceries, and cafes index in upper national percentiles, which supports resident convenience and retention. However, park access is limited within the immediate neighborhood, which may reduce outdoor amenity appeal versus some Los Angeles submarkets. Average school ratings at the neighborhood level sit below national norms; for family-oriented leasing strategies, this is a consideration rather than a disqualifier and can be mitigated with on-site amenities and unit features.
Vintage influences positioning. Built in 1987 versus a neighborhood average build year in the early 1970s, the asset is newer than much of the surrounding stock. That typically enhances competitive standing against older vintage properties, though investors should still account for aging systems and selective modernization to support rent growth and retention.
Within a 3-mile radius, demographics show a slight population dip over the past five years alongside an increase in total households and a smaller average household size. This combination often expands the renter pool and supports occupancy stability. Looking ahead, 3-mile projections indicate further household growth and income gains, which, if realized, would deepen the tenant base for professionally managed multifamily, based on CRE market data from WDSuite.
Safety Context
Neighborhood-level safety is competitive among Los Angeles-Long Beach-Glendale neighborhoods (498 out of 1,441), indicating comparatively better conditions than many peers in the metro. Nationally, the overall safety position is above average, placing the area ahead of the typical U.S. neighborhood.
Recent trend indicators from WDSuite point to notable year-over-year declines in both property and violent offense rates at the neighborhood level. While property crime aligns closer to national mid-to-lower tiers and violent crime near the national middle, the direction of change has been favorable. Investors should monitor neighborhood trends over time, using metro and national context for benchmarking rather than block-level variation.
Major Employers and Demand Drivers
Proximity to regional employers supports workforce housing demand and commute convenience, notably from Charter Communications, Radio Disney, Thermo Fisher Scientific, Farmers Insurance Exchange, and Disney. These telecom, media, life sciences, insurance, and entertainment employment nodes can underpin leasing stability for nearby multifamily.
- Charter Communications — telecom (6.8 miles)
- Radio Disney — media (7.7 miles)
- Thermo Fisher Scientific — life sciences (7.7 miles)
- Farmers Insurance Exchange — insurance (8.1 miles) — HQ
- Disney — entertainment (8.5 miles) — HQ
Why Invest
15123 Sherman Way offers exposure to an Urban Core neighborhood with a deep renter base and occupancy that has been resilient at the neighborhood level. The 1987 vintage positions the asset as newer than much of the surrounding stock, creating a platform for selective value-add to enhance competitiveness against older properties. Elevated home values relative to incomes in the neighborhood tend to reinforce reliance on multifamily housing and support pricing power, according to CRE market data from WDSuite.
Within a 3-mile radius, household counts have grown despite a modest population decline, indicating smaller household sizes and a broader tenant pool. Forward-looking data point to continued household expansion and income gains alongside rising market rents, factors that can support occupancy stability and measured rent growth with disciplined operations.
- High neighborhood renter concentration signals depth of demand for multifamily.
- Newer 1987 vintage versus local averages supports competitive positioning with targeted upgrades.
- Amenity-rich corridor (food, groceries, cafes) aids retention and leasing velocity.
- Risk: Below-average neighborhood school ratings and limited park access may narrow family appeal; manage with on-site features and unit mix.
- Risk: Affordability pressure suggests disciplined renewal management and attention to rent-to-income trends.