| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 29th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6645 Sylmar Ave, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1974 |
| Units | 57 |
| Transaction Date | 1997-03-07 |
| Transaction Price | $1,600,000 |
| Buyer | H K REALTY INC |
| Seller | FEDERAL NATIONAL MORTGAGE ASSOCIATION |
6645 Sylmar Ave Van Nuys Multifamily Investment
This 57-unit property operates in a neighborhood with 94.1% occupancy and strong renter demand, supported by an 81% rental share that exceeds most Los Angeles metro areas according to WDSuite's CRE market data.
The Van Nuys neighborhood ranks competitively among 1,441 Los Angeles metro neighborhoods for overall livability, with particularly strong amenity access that places it in the top quartile nationally. Residents benefit from exceptional density of essential services, including 7.8 grocery stores per square mile and extensive childcare options that support family-oriented tenant retention.
Built in 1974, this property aligns closely with the neighborhood's average construction year of 1968, positioning it for targeted value-add renovations while maintaining competitive positioning among similar vintage assets. The area's demographic profile within a 3-mile radius shows household growth of 1.7% over five years, with projected expansion to 129,560 households by 2028—a 29.2% increase that supports long-term tenant demand.
Neighborhood-level occupancy of 94.1% reflects stable rental market fundamentals, though this represents a slight decline from historical levels. Median contract rents of $1,471 have grown 33.7% over five years, while the broader 3-mile area shows median rents of $1,601 with 37.6% growth, indicating room for rent optimization. The high rental share of 80.9% ranks in the 99th percentile nationally, demonstrating strong structural demand for multifamily housing in this urban core location.
Safety metrics show mixed but improving trends for this Van Nuys neighborhood. The area ranks 444th out of 1,441 Los Angeles metro neighborhoods for overall crime, placing it above metro median and in the 73rd percentile nationally—a solid comparative position for urban multifamily investments.
Recent crime trends favor investor confidence, with property offense rates declining 78.8% year-over-year and violent crime dropping 92.2% over the same period. These substantial reductions place the neighborhood in the 97th and 99th percentiles nationally for crime improvement, respectively, suggesting strengthening community safety dynamics that can support tenant retention and leasing velocity.
The Van Nuys area benefits from proximity to major corporate employers across entertainment, telecommunications, and energy sectors, providing diverse employment opportunities that support multifamily tenant demand and commute convenience.
- Charter Communications — telecommunications (5.9 miles)
- Radio Disney — media & entertainment (6.6 miles)
- Disney — entertainment & media (7.4 miles) — HQ
- Thermo Fisher Scientific — biotechnology & laboratory services (8.5 miles)
- Live Nation Entertainment — entertainment & events (8.6 miles) — HQ
This 57-unit Van Nuys property offers compelling fundamentals for multifamily investors, anchored by neighborhood-level occupancy of 94.1% and an exceptional 80.9% rental share that ranks in the 99th percentile nationally. The 1974 construction year creates value-add renovation opportunities while remaining competitive with the neighborhood's average vintage, allowing for strategic capital improvements to capture rent growth potential.
Demographic projections within a 3-mile radius indicate household growth expanding to 129,560 by 2028—a 29.2% increase that should support tenant demand and lease-up velocity. According to CRE market data from WDSuite, recent safety improvements including 78.8% reductions in property crime strengthen the investment case, while proximity to major employers like Disney and Charter Communications provides employment stability for the renter pool.
- Strong occupancy fundamentals with 94.1% neighborhood-level rates and 99th percentile rental demand
- Value-add potential through 1974 vintage allowing targeted renovations and rent optimization
- Projected 29.2% household growth within 3 miles supporting long-term tenant demand
- Improving safety trends with significant crime reductions enhancing tenant retention prospects
- Risk: Neighborhood occupancy has declined 1.4% over five years, requiring active management and positioning