| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 30th | Poor |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6535 Woodley Ave, Van Nuys, CA, 91406, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1989 |
| Units | 28 |
| Transaction Date | 1998-05-29 |
| Transaction Price | $1,635,000 |
| Buyer | WOODLEY APARTMENTS LLC |
| Seller | WOODLEY APARTMENTS INC |
6535 Woodley Ave Van Nuys Multifamily Investment
Neighborhood fundamentals indicate a deep renter base and high occupancy stability, according to WDSuite’s CRE market data; the area’s high-cost ownership market supports durable multifamily demand. Note: occupancy reflects neighborhood conditions, not this specific property.
Located in Van Nuys within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows attractive renter dynamics for multifamily investors. Occupancy in the neighborhood is strong (96.5%), and median rents sit above national levels, per WDSuite. A high renter-occupied share of housing units (73.9%) points to a sizable tenant base that can support leasing velocity and reduce downtime between turns.
The ownership landscape is high-cost relative to incomes (home values are elevated and value-to-income measures rank among the highest nationally), which tends to sustain reliance on rental housing and can bolster pricing power in tight leasing periods. At the same time, rent-to-income ratios are elevated, warranting careful lease management to mitigate retention risk.
Within a 3-mile radius, WDSuite’s data shows households have increased in recent years with smaller average household sizes, expanding the pool of renters even as population growth is flat to slightly negative. This mix suggests steady demand for flexible unit types and sizes. The property’s 1989 vintage is newer than the neighborhood’s average construction year, which can help competitive positioning versus older stock, though investors should budget for targeted system upgrades and modernization typical for late-1980s assets.
Local amenities are mixed: restaurant density is comparatively strong versus national benchmarks, while everyday services (grocery, pharmacy, cafes, parks, childcare) are less concentrated within immediate neighborhood boundaries. For investors, this implies residents may rely on nearby corridors for errands and entertainment, but the urban core context still supports renter demand given proximity to employment centers across the Valley and westside.
Based on WDSuite’s data, the neighborhood’s safety profile is comparatively favorable: it ranks 114 out of 1,441 metro neighborhoods, indicating performance above the Los Angeles metro median and placing it in the top quartile nationally. Recent estimates also show notable year-over-year declines in both violent and property offense rates, reinforcing a positive directional trend. These figures are neighborhood-level indicators intended for context rather than block-level conclusions.
Nearby corporate employers support a diverse employment base and commuter demand for rentals, including life sciences, insurance, telecommunications, media, and energy—key drivers for workforce housing and lease retention.
- Thermo Fisher Scientific — life sciences (6.4 miles)
- Farmers Insurance Exchange — insurance (6.8 miles) — HQ
- Charter Communications — telecommunications (8.0 miles)
- Radio Disney — media (8.5 miles)
- Occidental Petroleum — energy (9.3 miles) — HQ
6535 Woodley Ave benefits from a renter-driven neighborhood with high occupancy and above-national rent positioning, according to CRE market data from WDSuite. Elevated home values relative to incomes reinforce reliance on multifamily housing, while a 3-mile view shows growing household counts and smaller household sizes—signals tied to a broader renter pool and support for occupancy stability. The 1989 vintage is newer than the neighborhood average, offering relative competitiveness versus older stock while leaving room for focused value-add through systems updates and interior refreshes.
Investors should balance these strengths against affordability pressure (high rent-to-income ratios) and the need to underwrite prudent renewals and concessions where appropriate. Employer proximity across life sciences, insurance, telecom, and media underpins diverse demand, contributing to leasing durability through cycles.
- High neighborhood occupancy and deep renter-occupied housing share support leasing stability
- High-cost ownership market sustains rental demand and pricing power in tight periods
- 1989 vintage offers competitive positioning versus older stock with targeted value-add potential
- Diverse nearby employers (life sciences, insurance, telecom, media, energy) bolster demand
- Risk: elevated rent-to-income ratios call for careful renewal and retention strategies