| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 61st | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16551 Victory Blvd, Van Nuys, CA, 91406, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1984 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16551 Victory Blvd Van Nuys Multifamily Investment
Neighborhood fundamentals point to durable renter demand and stable occupancy at the area level, according to WDSuite’s CRE market data. Elevated ownership costs nearby support multifamily leasing resilience relative to the Los Angeles metro.
Located in Van Nuys within the Los Angeles urban core, the property sits in a neighborhood rated B and positioned above the metro median (ranked 558 among 1,441 Los Angeles neighborhoods). Area occupancy for multifamily is steady at the neighborhood level and sits in the upper national tier, supporting income stability for assets serving workforce and middle-income renters.
Livability signals are mixed but service-oriented: grocery and pharmacy access index high versus national peers (near the 90th percentile and above), while parks and cafes are limited within the immediate neighborhood. For investors, this combination typically supports day-to-day convenience tenants value, with fewer lifestyle amenities that may otherwise command premium pricing.
Tenure patterns favor rental housing: the neighborhood’s share of renter-occupied units is above metro norms, and within a 3-mile radius renters account for a majority of housing units. This elevated renter concentration implies a deeper tenant base and supports leasing velocity for well-positioned units.
Demographic trends within a 3-mile radius show modest population contraction over the past five years alongside a 3%+ increase in households and smaller household sizes. This shift typically expands the pool of households seeking smaller, professionally managed apartments, benefiting assets with efficient floor plans around the sub-700 sf range.
Home values in the neighborhood sit well above national benchmarks and the value-to-income ratio ranks among the highest nationally. In practice, this high-cost ownership market helps sustain reliance on rental housing and can support retention and pricing power for competitively positioned multifamily product.
The average construction year for nearby stock is the mid-1980s. With a 1984 vintage, this asset is slightly older than the local average, signaling potential for targeted value-add upgrades and ongoing capital planning to maintain competitiveness against newer product.
Safety dynamics are mixed at the neighborhood level. While some metrics indicate the area compares less favorably to parts of the Los Angeles metro (ranked among the lower tier out of 1,441 neighborhoods), recent trend data shows meaningful one-year declines in both violent and property offenses, with improvement rates ranking among the stronger performers nationally. For investors, this trajectory reduces downside risk if sustained, but underwriting should still reflect localized operating practices and security considerations.
Proximity to diversified employers supports a broad renter pool and commute convenience, with access to life sciences, insurance, media, and energy offices that underpin leasing stability for workforce and professional tenants.
- Thermo Fisher Scientific — life sciences (5.8 miles)
- Farmers Insurance Exchange — insurance (6.2 miles) — HQ
- Charter Communications — telecommunications (8.6 miles)
- Occidental Petroleum — energy (9.3 miles) — HQ
- Disney — media & entertainment (9.9 miles) — HQ
This 60-unit, 1984-vintage asset aligns with a neighborhood that demonstrates steady occupancy, strong grocery/pharmacy access, and a renter-leaning housing base. Within a 3-mile radius, households have increased while average household size has declined, a pattern that typically enlarges the renter pool for efficiently sized units and supports occupancy stability. Elevated local home values and a high value-to-income environment further reinforce reliance on rental housing. Based on CRE market data from WDSuite, the neighborhood’s occupancy and income context compares favorably to national benchmarks, suggesting durable demand for well-maintained, mid-1980s product with targeted upgrades.
The investment case centers on consistent neighborhood-level demand drivers with pragmatic upside from value-add improvements common to 1980s construction, balanced against risks such as affordability pressure and mixed but improving safety trends. Operators who actively manage retention and unit turns can compete effectively against both older and newer stock.
- Renter-leaning housing base and stable neighborhood occupancy support income durability
- Household growth and smaller household sizes within 3 miles expand the tenant base for efficient units
- High-cost ownership market sustains rental demand and can aid pricing power
- 1984 vintage offers targeted value-add and CapEx planning opportunities
- Risks: rent-to-income pressure and mixed safety metrics warrant conservative underwriting