| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 35th | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6535 Haskell Ave, Van Nuys, CA, 91406, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1977 |
| Units | 54 |
| Transaction Date | 2018-07-30 |
| Transaction Price | $9,350,000 |
| Buyer | HSR HASKELL 6535 LLC |
| Seller | LION 6535 LLC |
6535 Haskell Ave Van Nuys Multifamily Investment
This 54-unit property built in 1977 sits in a neighborhood with 96.8% occupancy and strong rental demand, where 74.5% of housing units are renter-occupied according to CRE market data from WDSuite.
The Van Nuys neighborhood demonstrates solid fundamentals for multifamily investors, ranking in the top quartile nationally for housing metrics among 1,441 metro neighborhoods. With 96.8% neighborhood-level occupancy and 74.5% of housing units renter-occupied, the area shows consistent rental demand. Median contract rents of $1,651 have grown 40.1% over five years, indicating pricing power in this urban core location.
Demographics within a 3-mile radius support rental stability, with 226,428 residents and 67.4% of housing units occupied by renters. The area benefits from strong amenity density, ranking in the 87th percentile nationally for cafes and 85th percentile for pharmacies per square mile. Restaurant density of 18.7 per square mile ranks in the 96th percentile nationally, enhancing tenant appeal.
The 1977 construction year aligns with the neighborhood average of 1972, suggesting potential value-add opportunities through strategic renovations and unit improvements. Five-year projections show household growth of 30.9% and median household income rising to $114,407, expanding the renter pool. However, investors should monitor rent-to-income ratios, which currently rank in the 7th percentile nationally, indicating affordability pressure that requires careful lease management.
Crime metrics show favorable trends for the neighborhood, with property offense rates ranking in the 61st percentile nationally among comparable areas. Notably, both property and violent crime rates have declined significantly over the past year, with property offenses down 89.7% and violent offenses down 89.3%, representing substantial improvements in neighborhood conditions.
The overall crime ranking places this area above metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, with violent offense rates at 50.9 per 100,000 residents. These improving safety trends can support tenant retention and property values over time.
The Van Nuys area benefits from proximity to major corporate employers across entertainment, insurance, and technology sectors, supporting workforce housing demand and commute convenience for tenants.
- Thermo Fisher Scientific — life sciences technology (6.9 miles)
- Farmers Insurance Exchange — insurance HQ (7.3 miles)
- Charter Communications — telecommunications (7.5 miles)
- Disney — entertainment HQ (8.9 miles)
- Live Nation Entertainment — entertainment services HQ (9.1 miles)
This 54-unit Van Nuys property presents a value-add opportunity in a neighborhood with demonstrated rental demand fundamentals. The 1977 vintage offers renovation upside potential, while neighborhood-level occupancy of 96.8% and strong renter concentration indicate stable cash flow prospects. Five-year demographic projections show 30.9% household growth and rising median incomes, expanding the tenant base for multifamily properties.
According to multifamily property research from WDSuite, the area's amenity density ranks in the top quartile nationally, supporting tenant retention. However, current rent-to-income ratios require careful lease management to balance occupancy with rental growth, particularly as affordability pressures may limit aggressive rent increases in the near term.
- High neighborhood occupancy at 96.8% with strong renter concentration of 74.5%
- Value-add potential from 1977 vintage allowing strategic unit improvements
- Projected 30.9% household growth over five years expanding tenant pool
- Proximity to major employers including Disney and Farmers Insurance headquarters
- Risk consideration: Low rent-to-income ratios may limit aggressive rent growth strategies