| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 29th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6310 Sylmar Ave, Van Nuys, CA, 91401, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1985 |
| Units | 54 |
| Transaction Date | 2015-06-25 |
| Transaction Price | $11,070,000 |
| Buyer | PALL MALL PROPERTIES LP |
| Seller | SYLMAR GARDEN ASSOCIATES |
6310 Sylmar Ave Van Nuys Multifamily with Stable Renter Demand
Neighborhood fundamentals point to steady occupancy and deep renter demand in Van Nuys, according to CRE market data from WDSuite. Metrics cited reflect the surrounding neighborhood rather than the property itself, supporting a durable tenant base in a high-cost ownership market.
Van Nuys’ Urban Core setting offers strong day-to-day convenience for renters, with dense retail and services nearby. The neighborhood scores in the top quartile nationally for amenities, including very high concentrations of groceries, pharmacies, cafes, and restaurants, which supports resident retention and leasing velocity for multifamily operators.
Renter-occupied housing is a defining feature here, with the neighborhood’s renter concentration ranking in the top percentile nationwide. For investors, this indicates a deep tenant pool and demand stability, while the neighborhood occupancy rate sits above national averages, reinforcing baseline performance. Neighborhood NOI per unit trends also outpace national norms, underscoring workable operating margins for well-managed assets.
Construction in the area skews older (average late-1960s), while this property’s 1985 vintage is newer than much of the local stock. That positioning can be competitive versus older buildings, though capital planning for aging systems and selective modernization should still be expected for long-term performance.
Within a 3-mile radius, households have been edging higher even as population has been roughly flat to slightly lower and average household size trends smaller. Looking ahead, households are projected to rise materially by 2028, which expands the local renter pool and supports occupancy stability. Elevated home values compared with national norms signal a high-cost ownership market that tends to sustain reliance on multifamily housing, providing pricing power for well-run assets while requiring careful lease management where rent-to-income ratios are tighter.
Schools in the area trend below national averages, which some family renters may weigh against the strong amenity base and commute convenience. On balance, the neighborhood ranks above the metro median and is competitive among Los Angeles-Long Beach-Glendale neighborhoods, with a B rating that reflects solid, service-rich urban fundamentals for multifamily investment.
Safety indicators for the neighborhood are stronger than many U.S. areas, landing around the top quartile nationally. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood performs competitively (ranked 444 among 1,441 neighborhoods), suggesting conditions that are above the metro median for similar urban sub-areas.
Recent year-over-year trends point to meaningful declines in both property and violent offense estimates, which aligns with improving conditions. As always, block-level dynamics vary; investors should pair these neighborhood-level signals with property-specific security and management practices.
The employment base features media, entertainment, and corporate offices within a commutable radius, supporting demand from professionals who value proximity: Charter Communications, Radio Disney, The Walt Disney Company, Live Nation Entertainment, and Occidental Petroleum.
- Charter Communications — telecommunications (5.9 miles)
- Radio Disney — media (6.4 miles)
- Disney — entertainment (7.2 miles) — HQ
- Live Nation Entertainment — live entertainment (8.1 miles) — HQ
- Occidental Petroleum — energy (8.7 miles) — HQ
6310 Sylmar Ave is a 54-unit, 1985-vintage asset positioned in a renter-dense Van Nuys neighborhood where amenity access and commute convenience support leasing stability. The property is newer than much of the surrounding stock, offering competitive positioning against older buildings with potential upside from targeted renovations and systems upgrades over the hold.
Based on commercial real estate analysis using WDSuite’s CRE market data, the neighborhood shows above-median metro safety positioning, occupancy that trends above national norms, and a high-cost ownership backdrop that reinforces multifamily reliance. Within a 3-mile radius, household counts are rising while average household size declines, expanding the tenant base and supporting steady absorption; investors should balance this with rent-to-income considerations and school quality when underwriting retention.
- Renter-heavy neighborhood with occupancy above national norms supports baseline stability.
- 1985 vintage is newer than local averages, enabling competitive positioning and selective value-add.
- Dense amenities and proximity to major employers bolster demand and lease retention.
- Household growth within 3 miles expands the renter pool, aiding occupancy resilience over time.
- Risks: higher rent-to-income ratios and lower school ratings warrant careful rent setting and retention strategy.