| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 34th | Fair |
| Amenities | 71st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16000 Sherman Way, Van Nuys, CA, 91406, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1985 |
| Units | 101 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16000 Sherman Way Van Nuys Multifamily Investment
Neighborhood occupancy is competitive and renter demand is supported by elevated ownership costs in Los Angeles County, according to WDSuite’s CRE market data. Expect durable leasing fundamentals with a deep renter pool relative to local for-sale alternatives.
Located in an inner-suburban pocket of Van Nuys, the property benefits from strong day-to-day amenities. Neighborhood grocery, restaurant, pharmacy, and cafe densities are each above national medians (many in the 80th-plus percentiles), which supports resident convenience and lease retention. The area’s overall neighborhood rating is B and it ranks 591 out of 1,441 metro neighborhoods, indicating performance above the metro median in several investor-relevant categories.
Occupancy in the neighborhood is reported at 96.7% and ranks 494 of 1,441, which is competitive among Los Angeles-Long Beach-Glendale, CA neighborhoods. Renter concentration is high, with the share of housing units that are renter-occupied ranked 97 of 1,441 (well above the metro median), pointing to a deep tenant base for multifamily. Median contract rents in the neighborhood have risen over the past five years, and average NOI per unit benchmarks in the area are in the upper national tiers, underscoring stable income potential for well-managed assets.
Within a 3-mile radius, households have grown even as total population edged lower, which implies smaller household sizes and provides a pathway to renter pool expansion. Median household incomes have climbed, and WDSuite’s data indicate continued upward pressure on area contract rents. Elevated home values (around the 90th national percentile) characterize a high-cost ownership market, which typically reinforces reliance on multifamily housing and supports pricing power and lease-up velocity for competitively positioned properties.
Vintage matters here: the property was built in 1985, newer than the neighborhood’s average 1977 vintage. That positioning can reduce near-term competitive pressure versus older stock while still offering value-add potential through modernization of interiors and common areas as systems approach mid-life refurbishments. School ratings in the neighborhood track low by national comparison, which may temper family-driven demand but has limited impact on core renter segments drawn to access, amenities, and employment.
Safety indicators compare favorably at the national level, with the neighborhood positioned in the top quartile nationally for overall crime safety, according to WDSuite’s benchmarks. Year-over-year estimates also show sharp declines in both property and violent offense rates, indicating improving conditions that can support resident retention and operational stability.
Within the Los Angeles-Long Beach-Glendale, CA metro, the neighborhood’s crime rank is 388 out of 1,441, which suggests crime levels are above the metro median. Investors should underwrite standard security measures and lighting, while noting the positive directional trend and relative national positioning when assessing risk-adjusted returns.
Proximity to major employers anchors demand for workforce and professional renters, supporting commute convenience and lease stability. Nearby corporate hubs include life sciences, insurance, telecommunications, and entertainment headquarters that broaden the employment base.
- Thermo Fisher Scientific — life sciences (6.6 miles)
- Farmers Insurance Exchange — insurance (7.0 miles) — HQ
- Charter Communications — telecommunications (7.8 miles)
- Disney — entertainment (9.5 miles) — HQ
- Live Nation Entertainment — entertainment (10.0 miles) — HQ
16000 Sherman Way is a 101-unit asset in Van Nuys positioned for durable cash flow and selective value-add. Neighborhood occupancy is competitive among 1,441 Los Angeles metro neighborhoods and renter-occupied share is high, indicating a deep tenant base. Elevated home values relative to incomes support sustained reliance on multifamily, while amenity access compares favorably versus national norms. According to CRE market data from WDSuite, area NOI-per-unit benchmarks sit in higher national percentiles, consistent with stable income performance for well-run properties.
Built in 1985, the asset is newer than the neighborhood average vintage, offering a competitive edge versus older stock and room for modernization to drive rent premiums. Investors should balance strengths with prudent assumptions around rent-to-income affordability pressure and lower local school ratings, which warrant careful lease management and marketing strategy, respectively.
- Competitive neighborhood occupancy and deep renter concentration support leasing stability
- Elevated ownership costs reinforce multifamily demand and pricing power
- 1985 vintage creates value-add potential via modernization while remaining competitive versus older stock
- Amenity-rich location with strong access to jobs underpins retention
- Risks: affordability pressure (rent-to-income), low school ratings, and the need for targeted security measures