| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 61st | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6650 Hayvenhurst Ave, Van Nuys, CA, 91406, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1980 |
| Units | 58 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6650 Hayvenhurst Ave Van Nuys Multifamily Investment
Neighborhood occupancy has held in a stable range and renter demand is supported by a majority of renter-occupied units, according to WDSuite’s CRE market data. This location offers durable cash-flow potential within Los Angeles’ San Fernando Valley, with pricing power influenced by a high-cost ownership market.
Situated in Los Angeles’ San Fernando Valley Urban Core, the neighborhood posts a B rating and maintains occupancy around the mid‑90s at the neighborhood level, which supports income stability for a 58‑unit asset. Median contract rents in the neighborhood have advanced over the last five years, while the rent‑to‑income ratio indicates some affordability pressure to manage through renewal strategies.
Everyday convenience is a relative strength: grocery and pharmacy access score in the high national percentiles (around the 90s and above), and the grocery access is competitive among Los Angeles‑Long Beach‑Glendale neighborhoods (rank 554 of 1,441). Dining density is also strong by national comparison. In contrast, parks and cafes are limited locally (ranks near the bottom of 1,441), so resident leisure amenities may rely more on short drives to nearby submarkets.
The property’s 1980 vintage is slightly older than the neighborhood average build year (1986), pointing to potential value‑add via unit renovations and systems upgrades. That positioning can be advantageous against newer stock if capital plans modernize finishes and address deferred maintenance to support rent attainment.
Within a 3‑mile radius, households ticked up modestly over the past five years even as total population edged down, indicating smaller household sizes and a steady tenant base. Forward views in WDSuite’s data point to an expected increase in households and higher median incomes, which can expand the renter pool and support occupancy. Elevated home values in the neighborhood (high national percentile) reinforce reliance on multifamily rentals, aiding retention and lease‑up velocity for well‑positioned product.
Tenure dynamics are favorable for multifamily investors: at the neighborhood level, renter‑occupied housing accounts for just over half of units, and within 3 miles renters comprise a larger share than owners. This depth of renter demand supports consistent leasing, though operators should calibrate renewals carefully given the rent‑to‑income backdrop.
Safety indicators compare favorably in a national context, with the neighborhood landing in the top quartile nationwide for overall crime safety based on WDSuite’s data. Recent trends also show material year‑over‑year declines in estimated violent and property offenses, suggesting improving conditions rather than deterioration.
For investors, this translates into supportive tenant retention dynamics relative to many urban submarkets, while still warranting standard asset‑level measures such as lighting, access control, and community engagement to sustain momentum.
Nearby corporate offices provide a diverse employment base that supports renter demand and commute convenience for workforce and professional tenants. Key employers in proximity include life sciences, insurance, media, telecommunications, and energy.
- Thermo Fisher Scientific — life sciences (5.9 miles)
- Farmers Insurance Exchange — insurance (6.3 miles) — HQ
- Charter Communications — telecommunications (8.5 miles)
- Radio Disney — media (9.0 miles)
- Occidental Petroleum — energy (9.5 miles) — HQ
6650 Hayvenhurst Ave offers a 58‑unit footprint in a neighborhood with resilient occupancy and strong adjacency to daily‑needs amenities. Elevated home values locally support sustained reliance on rental housing, and neighborhood‑level rents have grown over the last five years. The 1980 construction provides a clear value‑add angle through unit upgrades and targeted building system improvements to enhance competitiveness and rent attainment.
Within a 3‑mile radius, households have increased and are expected to expand further alongside income gains, pointing to a larger tenant base and support for occupancy stability. According to CRE market data from WDSuite, grocery/pharmacy access ranks competitively in the metro and nationally, reinforcing livability, while the rent‑to‑income profile suggests prudent lease management to balance pricing power with retention.
- Stable neighborhood occupancy and strong daily‑needs access support consistent cash flow.
- 1980 vintage creates value‑add potential through renovations and system upgrades.
- High home values bolster renter reliance on multifamily, aiding lease‑up and retention.
- 3‑mile household and income growth outlook expands the tenant base and supports occupancy.
- Risks: affordability pressure from rent‑to‑income ratios and limited nearby parks/cafes require careful renewal and amenity strategies.