| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 35th | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6851 Sepulveda Blvd, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1978 |
| Units | 36 |
| Transaction Date | 1995-09-19 |
| Transaction Price | $1,264,981 |
| Buyer | WOODMAN REALTY INC |
| Seller | STATE STREET BANK & TRUST COMPANY |
6851 Sepulveda Blvd Van Nuys Multifamily Opportunity
Neighborhood metrics point to durable renter demand and above-median occupancy stability at the area level, according to WDSuite’s CRE market data. This positioning supports cash flow consistency for a 36-unit asset while allowing for operational upside through targeted upgrades.
The property sits in an Urban Core pocket of Van Nuys with a neighborhood rating of B and occupancy at 96.8% across the neighborhood — above the metro median among 1,441 Los Angeles neighborhoods. Renter-occupied housing is 74.5% at the neighborhood level, indicating a deep tenant base that typically supports leasing velocity and renewal potential for multifamily assets.
Local amenity access is a relative strength. Restaurant density ranks in the 96th percentile nationally, with cafes and pharmacies also scoring well (mid‑80s percentiles). Grocery availability is competitive too (71st percentile). Park access is limited (ranked last among 1,441 metro neighborhoods), so investors should not rely on open‑space adjacency as a demand driver but can lean on food, service, and daily‑needs convenience.
Home values in the neighborhood are elevated, with the median near the top decile nationally and a high value‑to‑income ratio (99th percentile). In investment terms, this high‑cost ownership market tends to reinforce reliance on rental housing, supporting depth of demand and pricing power for well‑run assets. At the same time, a rent‑to‑income ratio near 29% at the neighborhood level suggests affordability pressure to monitor in lease management and retention planning.
The building’s 1978 vintage is slightly newer than the neighborhood’s average construction year of 1972. That positioning can be competitive versus older stock, while still warranting capital planning for aging systems and selective modernization to capture value‑add upside. Demographic statistics aggregated within a 3‑mile radius show modest population contraction alongside a rise in household counts and smaller average household sizes, which can translate into a larger pool of renting households and support occupancy.
Safety signals are mixed but improving on trend. Neighborhood crime conditions compare favorably to many areas nationwide (approximately mid‑70s percentile for overall safety), and recent year‑over‑year estimates indicate significant declines in both property and violent offenses, according to WDSuite. These are neighborhood‑level readings rather than property‑specific indicators, and investors should incorporate customary diligence.
Within the Los Angeles metro context (1,441 neighborhoods), the area’s crime rank indicates it is competitive with a meaningful share of peer neighborhoods, with notable downward momentum in reported offense rates over the past year. As always, underwriting should include current comps and on‑the‑ground verification.
Proximity to major entertainment, media, and corporate employers supports a broad workforce renter base and commute convenience, aiding leasing stability. Notable nearby employers include Charter Communications, Thermo Fisher Scientific, Radio Disney, Farmers Insurance Exchange, and Disney.
- Charter Communications — telecommunications (6.98 miles)
- Thermo Fisher Scientific — life sciences (7.42 miles)
- Radio Disney — media (7.73 miles)
- Farmers Insurance Exchange — insurance (7.82 miles) — HQ
- Disney — media & entertainment (8.52 miles) — HQ
This 36‑unit, 1978 multifamily asset benefits from neighborhood occupancy that is above the metro median and a high share of renter‑occupied housing, supporting demand resilience and renewal potential. Elevated home values in the area point to a high‑cost ownership market, which can sustain renter reliance on multifamily housing and underpin pricing power for well‑maintained units. According to CRE market data from WDSuite, amenity access is strong (restaurants and daily needs), while limited park availability and low average school ratings are softer features to consider in positioning.
Demographic statistics aggregated within a 3‑mile radius indicate a modest population dip but an increase in household counts alongside smaller household sizes, which can expand the renter pool and support occupancy stability. The 1978 vintage, slightly newer than the neighborhood average, offers a practical platform for value‑add through targeted modernization of interiors and building systems to compete effectively with both older stock and newer, higher‑priced product.
- Above‑median neighborhood occupancy and strong renter concentration support leasing durability
- High‑cost ownership market reinforces depth of rental demand and pricing power
- 1978 vintage enables targeted value‑add and systems modernization to enhance NOI
- 3‑mile household growth and smaller household sizes expand the renter pool
- Risks: limited park access, lower school ratings, and affordability pressure require active lease management