| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 61st | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16529 Victory Blvd, Van Nuys, CA, 91406, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1984 |
| Units | 55 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16529 Victory Blvd Van Nuys Multifamily Investment
Neighborhood occupancy trends remain in the mid-90% range with a renter concentration around half of units, according to WDSuite’s CRE market data, supporting steady tenant demand in Van Nuys. In a high-cost ownership market, this positioning can aid lease retention and pricing discipline.
The property sits within an Urban Core neighborhood that is competitive among Los Angeles-Long Beach-Glendale neighborhoods, per WDSuite’s CRE market data. Neighborhood occupancy is strong (mid-90% range) and NOI per unit benchmarks track above national medians, suggesting durable fundamentals for stabilized multifamily operations at the neighborhood level rather than the property specifically.
Daily-needs access is a relative strength here: grocery and pharmacy presence score in the upper national percentiles, while restaurant density is also solid. In contrast, the neighborhood shows limited park, café, and childcare density, so residents tend to rely on broader Valley corridors for lifestyle amenities. For investors, this mix supports everyday convenience but may require targeted property programming to offset lighter leisure options.
Vintage across the neighborhood averages mid-1980s, and this asset’s 1984 construction is slightly older than that trend, indicating typical 1980s systems and finishes. That profile can suit a value-add or capital planning strategy focused on modernization to maintain competitiveness against newer stock, without assuming outsized structural repositioning.
Tenure patterns indicate a meaningful renter-occupied share (about half of housing units), which points to a deep tenant base and supports occupancy stability for multifamily. Home values track well above national norms and value-to-income ratios are elevated, creating a high-cost ownership market that tends to reinforce reliance on rental housing—often supportive of lease retention and pricing power. Rent-to-income levels, however, warrant attentive lease management to mitigate affordability pressure and turnover risk.
Within a 3-mile radius, recent years show a slight decline in population alongside an increase in total households and smaller average household sizes. Looking ahead, WDSuite indicates continued growth in household counts with further downsizing in household size, implying a larger renter pool over time despite flat population trends—supportive of multifamily demand depth and sustained occupancy.
Safety indicators for the broader neighborhood compare favorably at the national level, with scores in the top quartile nationally based on WDSuite’s benchmarks. Recent trend data shows notable year-over-year declines in both property and violent offense estimates, a constructive signal for perception and leasing, though investors should continue monitoring local patterns rather than relying on block-level assumptions.
Within the Los Angeles metro context, safety levels can vary across short distances. Framing risk in comparative terms—consistent monitoring of trend direction, on-site security best practices, and resident engagement—can help stabilize operations and retention without overextending claims beyond the neighborhood scale.
The employment base features nearby corporate offices spanning life sciences, insurance, media, and energy—supporting commute convenience and a diversified renter pool likely to value access to Valley and Westside job nodes. Employers highlighted below are representative of demand drivers reachable within typical commuting distances.
- Thermo Fisher Scientific — life sciences (5.8 miles)
- Farmers Insurance Exchange — insurance (6.2 miles) — HQ
- Charter Communications — telecommunications (8.6 miles)
- Radio Disney — media (9.0 miles)
- Occidental Petroleum — energy (9.2 miles) — HQ
Built in 1984, this 55-unit asset aligns with a mid-1980s neighborhood vintage, with modest age-related capital needs that can translate into targeted value-add upside. The surrounding Urban Core neighborhood shows resilient fundamentals—neighborhood occupancy in the mid-90% range, strong daily-needs access, and elevated home values that sustain reliance on rental housing—supporting depth of tenant demand and stable operations. Based on commercial real estate analysis from WDSuite, the area’s household growth alongside smaller household sizes points to a gradually expanding renter base even as population levels remain generally flat.
At the same time, rent-to-income metrics indicate potential affordability pressure, suggesting careful lease management and amenity positioning to support retention. Lighter park and café density in the immediate area can be balanced with on-site features and unit upgrades to maintain competitiveness against newer product while capturing steady neighborhood demand.
- Neighborhood occupancy and NOI trends support stable operations at the neighborhood level, per WDSuite benchmarks.
- 1984 vintage offers value-add potential via targeted modernization to compete with newer stock.
- High-cost ownership landscape reinforces renter reliance, aiding pricing power and lease retention.
- Household growth and smaller household sizes within 3 miles expand the renter pool over time.
- Risks: affordability pressure (rent-to-income) and limited leisure amenities nearby; mitigate via thoughtful lease strategies and on-site programming.