| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 29th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6545 Hazeltine Ave, Van Nuys, CA, 91401, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1986 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6545 Hazeltine Ave Van Nuys Multifamily Investment
Neighborhood occupancy trends are in the mid‑90% range and renter concentration is high, pointing to durable multifamily demand in Van Nuys, according to WDSuite’s CRE market data. These are neighborhood-level indicators that suggest stable leasing conditions around the property.
Situated in Los Angeles’s San Fernando Valley, the neighborhood surrounding 6545 Hazeltine Ave rates "B" overall and is competitive among Los Angeles–Long Beach–Glendale neighborhoods (ranked 617 out of 1,441). Amenity access is a relative strength: grocery, pharmacy, and cafe density sits in the top quintile nationally, supporting day‑to‑day convenience that helps with resident retention.
The area’s housing stock skews older (average vintage 1968), while this property was built in 1986. That newer vintage can offer a competitive edge versus nearby legacy assets, though investors should still plan for typical modernization of 1980s systems to support rent positioning.
Renter-occupied housing makes up a very large share of units locally (ranked 57 of 1,441 metro neighborhoods), signaling depth in the tenant base. Neighborhood occupancy is about 94% and above metro median, a backdrop that generally supports lease stability even as the rate has eased slightly versus five years ago.
Within a 3‑mile radius, population has edged down modestly while the number of households has risen and is projected to expand further as average household size declines. This pattern typically enlarges the renter pool and supports steady demand for apartments. Median incomes have trended higher over the last five years, and rents have also advanced, reinforcing the need for thoughtful lease management but sustaining pricing power where unit quality is competitive.
Ownership costs are elevated for the metro (home values score in the mid‑90s nationally and value‑to‑income ranks in the 99th percentile), creating a high‑cost ownership market that tends to reinforce reliance on rental housing. School ratings are below the national midpoint and park access is limited, which may matter for some family renters, but the strong amenity density and employment access help anchor demand.
Safety indicators are above the national average and competitive among Los Angeles–Long Beach–Glendale neighborhoods (overall crime rank 444 out of 1,441). Nationally, the neighborhood sits around the 73rd percentile for safety, indicating comparatively lower crime than many areas across the country.
Recent trends are constructive: estimated violent and property offense rates have declined sharply year over year, according to CRE market data from WDSuite. As always, investors should evaluate submarket and property‑level patterns over time, but current directionality supports a view of improving conditions relative to the broader region.
The immediate area draws from a deep entertainment and corporate services employment base, supporting renter demand through commute convenience to nearby offices. Key nearby employers include Charter Communications, Radio Disney, Disney, Live Nation Entertainment, and Occidental Petroleum.
- Charter Communications — corporate offices (5.5 miles)
- Radio Disney — corporate offices (6.2 miles)
- Disney — corporate offices (7.0 miles) — HQ
- Live Nation Entertainment — corporate offices (8.3 miles) — HQ
- Occidental Petroleum — corporate offices (9.0 miles) — HQ
6545 Hazeltine Ave benefits from high renter concentration and above‑median neighborhood occupancy, with strong everyday amenities that support retention. The property’s 1986 vintage positions it newer than much of the local stock, offering potential to compete effectively with targeted upgrades rather than full repositioning. Elevated ownership costs in the metro continue to support rental demand, while household growth within a 3‑mile radius and smaller household sizes point to a broader tenant base over time, based on CRE market data from WDSuite.
Risks to underwrite include rent‑to‑income pressure common to Los Angeles, lower average school ratings, and limited park access, which may influence certain renter segments. Even so, improving safety trends and proximity to major employers provide offsets for long‑term leasing stability.
- High renter-occupied share and above‑median occupancy support demand depth
- 1986 vintage offers competitive positioning versus older neighborhood stock with selective upgrades
- Elevated ownership costs in the metro reinforce reliance on multifamily housing
- Proximity to major employers underpins leasing and retention
- Risk: manage affordability pressure and limited parks/school quality in resident mix strategy