| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 34th | Fair |
| Amenities | 71st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15864 Sherman Way, Van Nuys, CA, 91406, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1991 |
| Units | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15864 Sherman Way Van Nuys Multifamily Investment
Neighborhood occupancy has been resilient, supporting stable cash flow potential for a 74-unit asset, according to WDSuite’s CRE market data. The Inner Suburb location within Los Angeles County offers steady renter demand relative to nearby ownership costs.
Van Nuys sits within an Inner Suburb pocket of the Los Angeles-Long Beach-Glendale metro with a neighborhood rating of B (ranked 591 among 1,441 metro neighborhoods). Occupancy in the neighborhood is competitive among Los Angeles-Long Beach-Glendale neighborhoods and in the top quintile nationally, signaling durable leasing fundamentals for multifamily. Median contract rents in the area have risen over the past five years, while the neighborhood’s value-to-income profile reflects a high-cost ownership market that tends to sustain renter reliance on multifamily housing.
Daily needs are well-covered: grocery, restaurant, and pharmacy density rate above national norms, while park access is limited. Average school ratings trail metro and national benchmarks, which can matter for family-oriented demand but may be less central for workforce housing. For investors focused on commercial real estate analysis, the amenity mix supports retention for households prioritizing commute convenience and services.
The local housing stock skews renter-occupied, with a high share of housing units renter-occupied in this neighborhood, indicating a deep tenant base for multifamily operators. The property’s 1991 construction is newer than the neighborhood’s typical vintage (late 1970s), suggesting relative competitiveness versus older stock; plan for periodic systems upgrades and selective value-add to keep finishes market-relevant.
Within a 3-mile radius, demographics show households increasing even as population edges lower, pointing to smaller average household sizes and a broader leasing customer base. Forecasts continue to show growth in household counts and incomes alongside rising asking rents, which supports ongoing renter demand and, in turn, occupancy stability. According to WDSuite’s CRE market data, the neighborhood’s NOI per unit trends rank in the upper tiers metro- and nationwide, reinforcing the area’s income-producing potential for well-managed assets.
Safety metrics for the surrounding neighborhood compare favorably to many communities nationwide, with overall crime levels around the top quartile nationally and violent offense measures closer to mid-to-upper tiers. Recent year-over-year estimates indicate notable declines in both property and violent incidents, a positive directional trend for tenant sentiment and leasing stability.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area sits above the metro median on several safety dimensions. As always, conditions can vary by block and over time; investors should corroborate patterns across multiple sources when underwriting.
Proximity to established corporate employers supports a broad workforce tenant base and underpins leasing stability. Notable nearby employers include Thermo Fisher Scientific, Farmers Insurance Exchange, Charter Communications, Radio Disney, and Disney.
- Thermo Fisher Scientific — life sciences (6.8 miles)
- Farmers Insurance Exchange — insurance (7.1 miles) — HQ
- Charter Communications — telecommunications (7.7 miles)
- Radio Disney — media (8.6 miles)
- Disney — entertainment (9.3 miles) — HQ
15864 Sherman Way offers scale at 74 units in a neighborhood with competitive occupancy versus the Los Angeles-Long Beach-Glendale metro and strong standing nationally. The 1991 vintage is newer than much of the local stock, positioning the asset to outperform older comparables with targeted modernization. High-cost ownership dynamics in the area reinforce reliance on rentals, and a renter-heavy housing mix indicates depth in the tenant pool.
Within a 3-mile radius, household counts have been rising even as population trends modestly lower, expanding the renter base and supporting lease-up and retention. Median incomes have strengthened and are projected to continue improving alongside rent levels, which, according to CRE market data from WDSuite, supports sustained demand and NOI resilience for well-operated multifamily assets.
- Competitive neighborhood occupancy and renter depth support income stability
- 1991 construction offers relative competitiveness with value-add potential
- High-cost ownership market sustains multifamily demand and pricing power
- 3-mile household growth and rising incomes expand the tenant base
- Risks: affordability pressure, below-average school ratings, and mixed safety metrics despite recent improvements