| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 35th | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6861 Sepulveda Blvd, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1977 |
| Units | 32 |
| Transaction Date | 2022-02-18 |
| Transaction Price | $5,700,000 |
| Buyer | MC 6861 SEPULVEDA PROPERTIES LLC |
| Seller | BERNARD AVENUE LLC |
6861 Sepulveda Blvd, Van Nuys Multifamily Investment
Renter demand is reinforced by a high neighborhood share of renter-occupied units and steady occupancy, according to WDSuite’s CRE market data. This positioning suggests durable leasing fundamentals for a 32-unit asset in Los Angeles’ San Fernando Valley.
Van Nuys’ Urban Core setting offers strong daily-life convenience for renters. Restaurant density sits in the top decile nationally, with cafes, groceries, and pharmacies also scoring above most U.S. neighborhoods. Park access is limited within the neighborhood, so on-site amenities and nearby private recreation can matter for retention.
Neighborhood occupancy is above the metro median and compares well to similar Los Angeles-Long Beach-Glendale neighborhoods, supporting stable cash flow expectations for multifamily. The area’s renter concentration is high (share of housing units that are renter-occupied ranks among the highest nationally), signaling depth in the tenant base and ongoing leasing velocity.
Home values trend elevated versus national norms, a high-cost ownership context that typically sustains reliance on rental housing and can support pricing power for well-managed assets. At the same time, rent-to-income around the neighborhood indicates some affordability pressure for residents, suggesting disciplined lease management and value-forward unit positioning remain important.
Within a 3-mile radius, household counts have increased while population has edged lower, pointing to smaller average household sizes and a broader spread of households in the market. Forward-looking projections indicate further gains in household counts and incomes, which can expand the renter pool and support occupancy stability, based on commercial real estate analysis from WDSuite.
The property’s 1977 vintage is slightly newer than the local average stock. That positioning can be competitive versus older assets nearby, while investors should still underwrite modernization of aging systems and targeted renovations to meet current renter expectations.
Safety indicators are competitive among Los Angeles-Long Beach-Glendale neighborhoods (crime rank sits within the better-performing 40% of the metro’s 1,441 neighborhoods) and roughly top quartile nationally by percentile. Recent data also shows notable year-over-year declines in both property and violent offense estimates in the neighborhood, an improving trend to monitor alongside local leasing performance.
As with any urban Los Angeles location, conditions can vary block to block. Investors should focus on on-site security practices, lighting, and access controls and track multi-year neighborhood trends for a clearer view of risk and retention.
Proximity to major employers in telecom, life sciences, media, insurance, and entertainment supports a broad commuter tenant base and can aid retention for workforce-oriented units. Key nearby employers include Charter Communications, Thermo Fisher Scientific, Radio Disney, Farmers Insurance Exchange, and Disney.
- Charter Communications — telecom (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 — entertainment (8.53 miles) — HQ
6861 Sepulveda Blvd offers investors exposure to a high-renter neighborhood with above-metro occupancy and strong everyday amenities, factors that historically support leasing stability. Elevated for-sale home values in the area reinforce reliance on multifamily, while a growing household base within 3 miles points to a larger tenant pool over time. According to CRE market data from WDSuite, the neighborhood’s operating profile is competitive within the Los Angeles metro and top quartile nationally on several convenience and occupancy measures.
Built in 1977, the asset is slightly newer than the local average stock, suggesting competitive positioning versus older comparables, with pragmatic scope for value-add through system upgrades and selective interior updates. Key watch items include school quality, limited park access, and resident affordability pressures, which call for disciplined expense control and careful rent setting to sustain retention.
- High renter concentration and above-metro occupancy support durable tenant demand
- Elevated ownership costs in the area bolster multifamily reliance and pricing power
- 1977 vintage offers value-add potential via targeted renovations and system updates
- Amenity-rich urban setting enhances leasing velocity and retention
- Risks: lower school ratings, limited park access, and affordability pressure require careful lease and expense management