| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 40th | Fair |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6910 Kester Ave, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1985 |
| Units | 45 |
| Transaction Date | 2015-02-10 |
| Transaction Price | $7,650,090 |
| Buyer | KESTER PALM 45 LLC |
| Seller | IMT CAPITAL KESTER LLC |
6910 Kester Ave Van Nuys Multifamily Investment
Renter concentration is high in the surrounding neighborhood, supporting a deeper tenant base and steady leasing, according to WDSuite’s CRE market data. The location’s Urban Core setting in Van Nuys offers day-to-day convenience that helps underpin occupancy stability.
The property sits within an Urban Core pocket of Van Nuys where everyday amenities are accessible: restaurant and pharmacy density rank above the metro median among 1,441 Los Angeles neighborhoods and are strong by national comparison (restaurants and pharmacies test in the upper national percentiles). Cafes also score competitively within the metro, while parks and formal childcare options are relatively limited in the immediate area. Average school ratings in the neighborhood are weaker than the U.S. norm; these school metrics reflect the neighborhood, not the property.
Multifamily fundamentals are balanced. Neighborhood occupancy is around the national middle, and median contract rents sit above many U.S. neighborhoods while still competitive within Los Angeles, based on CRE market data from WDSuite. With an estimated 71.7% of housing units renter-occupied, the renter concentration indicates depth in the local tenant base and supports ongoing demand for professionally managed apartments.
Home values in the neighborhood are elevated versus national norms, placing the area among high-cost ownership markets. This context typically sustains reliance on rental housing and can aid pricing power and lease retention for well-managed assets. At the same time, rent-to-income levels suggest some affordability pressure, so thoughtful lease management remains important.
The asset’s 1985 vintage is newer than the neighborhood’s average construction year (1974). That positioning can be competitively helpful versus older stock, though investors should still plan for targeted modernization of common areas and building systems over hold to maintain leasing performance.
Safety indicators are mixed and should be assessed in context. The neighborhood’s crime rank is 184th among 1,441 Los Angeles metro neighborhoods, which signals relatively higher reported crime within the metro comparison set. However, national benchmarking places the area above average for safety, and recent year-over-year estimates indicate notable declines in both violent and property offenses. These trends reflect neighborhood-level data and can support tenant retention and leasing when maintained.
Proximity to major employment centers in media, communications, insurance, and life sciences supports a broad renter base and commute convenience for workforce tenants. Nearby employers include Charter Communications, Radio Disney, Thermo Fisher Scientific, Disney, and Farmers Insurance Exchange.
- Charter Communications — telecommunications (6.46 miles)
- Radio Disney — media (7.26 miles)
- Thermo Fisher Scientific — life sciences (7.94 miles)
- Disney — entertainment studios (8.04 miles) — HQ
- Farmers Insurance Exchange — insurance (8.34 miles) — HQ
This 45-unit, 1985-vintage asset in Van Nuys is positioned in a high-renter neighborhood with everyday amenity coverage and strong access to major employers. Neighborhood occupancy trends are roughly in line with national norms, while elevated home values and a high-cost ownership landscape help reinforce sustained rental demand and lease retention for well-run communities. Within a 3-mile radius, household counts have been rising and are projected to continue increasing alongside smaller average household sizes, pointing to a larger renter pool over time and supporting occupancy stability.
According to commercial real estate analysis from WDSuite, local income growth and above-median rents within the metro, combined with an NOI-per-unit profile that screens well nationally, suggest durable revenue potential for competitively positioned assets. The 1985 construction is newer than much of the surrounding housing stock, offering a relative edge versus older comparables, though selective modernization and capital planning should be expected. Investors should also monitor affordability pressure in rent-to-income metrics and neighborhood safety differentials within the metro.
- High renter concentration supports a deep tenant base and steady leasing
- Elevated home values locally reinforce reliance on multifamily housing and aid retention
- 1985 vintage offers competitive positioning versus older stock with value-add modernization potential
- Amenity access and proximity to major employers underpin demand and leasing velocity
- Risks: affordability pressure (rent-to-income) and neighborhood safety variance within the metro