| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 40th | Fair |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6640 Sepulveda Blvd, Van Nuys, CA, 91411, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1973 |
| Units | 71 |
| Transaction Date | 2003-04-22 |
| Transaction Price | $6,000,000 |
| Buyer | Merridy Oak LLC |
| Seller | Fairfield Sepulveda Creste LP |
6640 Sepulveda Blvd Van Nuys Multifamily Investment
Strong renter demand dynamics with 71.7% of neighborhood housing units renter-occupied and NOI averaging $10,609 per unit, according to CRE market data from WDSuite.
This Van Nuys neighborhood demonstrates solid fundamentals for multifamily investors, with renter-occupied units comprising 71.7% of housing stock—ranking in the top quartile nationally among 1,441 metro neighborhoods. The area maintains a 91.6% occupancy rate, providing baseline stability for cash flow projections. Contract rents average $1,511 with 28.2% growth over five years, reflecting sustained demand in this urban core location.
Demographics within a 3-mile radius show a mature renter base with 255,305 residents and household income averaging $72,511. The population mix includes 27.2% aged 18-34 and 39% aged 35-64, supporting diverse tenant profiles. Forecasted household growth of 28% through 2028 and median income rising to $103,731 suggest expanding rental demand, though investors should monitor rent-to-income ratios currently at 33%.
Built in 1973, this 71-unit property aligns with the neighborhood's average construction vintage of 1974, indicating potential value-add opportunities through strategic renovations and unit upgrades. The area offers solid amenity access with 20.5 restaurants per square mile and strong pharmacy density ranking in the 99th percentile nationally, supporting tenant retention through convenience factors.
Home values averaging $782,380 with 66.5% five-year appreciation reinforce rental demand by maintaining elevated ownership costs. The neighborhood receives a B- rating with particularly strong housing metrics in the 78th national percentile, though school ratings average 1.0 out of 5, which may influence family tenant segments.
Safety metrics show improving trends that support tenant retention and leasing stability. Property crime rates have declined 84.5% year-over-year, ranking in the 99th percentile nationally for improvement. Violent crime rates similarly decreased 96.3%, also ranking in the 100th percentile for positive change among metro neighborhoods.
Current property offense rates of 146.4 per 100,000 residents place the neighborhood above metro median among 1,441 neighborhoods, while violent crime at 10.5 incidents per 100,000 residents ranks in the 69th percentile nationally. These improving safety trends can support stable occupancy and reduce tenant turnover concerns for long-term hold strategies.
The Van Nuys location benefits from proximity to major corporate employers within the greater Los Angeles market, supporting workforce housing demand from professional tenants.
- Charter Communications — telecommunications (6.97 miles)
- Thermo Fisher Scientific — life sciences (7.40 miles)
- Radio Disney — media & entertainment (7.60 miles)
- Farmers Insurance Exchange — insurance (7.82 miles) — HQ
- Disney — entertainment & media (8.42 miles) — HQ
This 71-unit Van Nuys property presents a value-add opportunity in a neighborhood with strong rental fundamentals. The 1973 construction year positions the asset for strategic improvements while benefiting from established infrastructure. Neighborhood-level NOI averaging $10,609 per unit ranks in the 82nd percentile nationally, indicating solid income potential. The area's 71.7% renter-occupied housing stock provides depth of rental demand, supported by demographic projections showing 28% household growth through 2028.
Commercial real estate analysis from WDSuite reveals improving safety metrics with property crime declining 84.5% year-over-year, supporting tenant retention strategies. However, investors should consider the rent-to-income ratio at 33% and monitor affordability pressures as household income growth may lag rent increases. The urban core location offers amenity access while maintaining competitive positioning within the greater Los Angeles multifamily market.
- Strong rental demand with 71.7% renter-occupied housing stock
- Value-add potential with 1973 vintage allowing strategic improvements
- Improving safety trends support tenant retention and stability
- Forecasted 28% household growth through 2028 expands tenant base
- Risk consideration: Monitor rent-to-income ratios and affordability pressures