| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 40th | Fair |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15152 W Sherman Way, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1987 |
| Units | 65 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15152 W Sherman Way Van Nuys Multifamily Investment
High renter concentration and amenity density in Van Nuys support steady tenant demand and leasing durability, according to WDSuite’s CRE market data.
Located in Los Angeles County’s Van Nuys submarket, the area posts a B- neighborhood rating and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 732 out of 1,441). Restaurant and retail convenience is a clear strength: restaurant density sits in the top quartile nationally, with pharmacies even stronger. At the same time, nearby parks and dedicated childcare options are limited, which may matter for family-oriented renters.
Renter-occupied housing is a defining feature locally. The neighborhood’s renter concentration ranks near the top of the metro (71.7%, 156 of 1,441), signaling a deep tenant base for multifamily. Neighborhood occupancy trends sit near national mid-range levels, and have softened modestly over five years, suggesting the need for disciplined leasing and renewals to sustain stability.
Home values in the neighborhood are elevated versus national norms (95th percentile), which tends to reinforce reliance on multifamily rentals. Median contract rents are also above national levels, while the rent-to-income profile implies some affordability pressure; operators should focus on retention, modest annual increases, and value-for-money positioning to support pricing power without increasing turnover risk.
Within a 3-mile radius, households have increased even as overall population edged down, and projections call for more households alongside smaller average household sizes. That combination typically supports a larger renter pool and steady demand for well-located apartments. The property’s 1987 vintage is newer than the neighborhood’s average construction year (1974), aiding competitive positioning versus older stock; investors should still plan for modernization of building systems and interiors as part of a value-add or capital planning strategy based on commercial real estate analysis from WDSuite.
Safety indicators are mixed when viewed across geographies. Within the Los Angeles metro, the neighborhood’s crime rank is 184 out of 1,441, placing it closer to higher-incident areas locally. In contrast, national comparisons are more favorable, with an 82nd percentile standing indicating stronger safety than many neighborhoods nationwide.
Recent trends are constructive: estimated property offenses and violent offenses both show sharp year-over-year declines, landing among the strongest improvement percentiles nationally. For investors, the takeaway is cautious optimism — monitor local trends at the block-to-block level during diligence, but recent momentum suggests improving conditions relative to prior periods.
The area benefits from a diverse employment base spanning telecommunications, life sciences, media/entertainment, and insurance — all within commuting range, supporting renter demand and lease retention at workforce and mid-market price points.
- Charter Communications — telecommunications (6.8 miles)
- Thermo Fisher Scientific — life sciences (7.6 miles)
- Radio Disney — media (7.7 miles)
- Farmers Insurance Exchange — insurance (8.0 miles) — HQ
- Disney — entertainment (8.5 miles) — HQ
This 65-unit asset built in 1987 sits in an amenity-rich, renter-driven pocket of Van Nuys where elevated home values and a deep renter base support ongoing multifamily demand. Neighborhood occupancy is around the national mid-range and has eased in recent years, pointing to the importance of disciplined leasing and renewals. Above-average median rents and high ownership costs reinforce renter reliance on apartments, while the asset’s newer-than-average vintage can compete well against older stock with targeted upgrades to systems and interiors. According to CRE market data from WDSuite, NOI per unit performance in the area compares favorably to national peers, underscoring operational potential with thoughtful asset management.
Within a 3-mile radius, household counts have risen and are projected to grow further as average household size declines — dynamics that typically expand the renter pool and support occupancy stability. Proximity to diversified employment in telecommunications, life sciences, entertainment, and insurance supports leasing velocity and retention across economic cycles.
- Renter-heavy neighborhood supports deep tenant demand and renewal opportunity
- 1987 vintage vs. older local stock; modernization can enhance competitive positioning
- Elevated ownership costs and above-average rents sustain reliance on multifamily
- Diverse nearby employers back leasing stability and retention
- Risks: affordability pressure, modest occupancy softening, and lower-rated schools for family renters