| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 35th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7452 Hazeltine Ave, Van Nuys, CA, 91405, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | 2001-05-14 |
| Transaction Price | $612,500 |
| Buyer | MANHATTAN APARTMENTS |
| Seller | FAGAN MAURY |
7452 Hazeltine Ave Van Nuys Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above-average occupancy stability, according to WDSuite’s CRE market data for the surrounding area. This positioning supports consistent leasing performance relative to broader Los Angeles.
The property sits in an Urban Core pocket of Van Nuys rated B+ among 1,441 Los Angeles metro neighborhoods, placing it above the metro median. Investor takeaway: the immediate area has established renter demand and balanced fundamentals rather than frontier growth risk.
Day-to-day convenience is a strength. Neighborhood amenity access trends in the top quartile nationally for groceries and childcare (96th–98th percentiles), with strong depth in pharmacies and restaurants as well (upper-80s percentiles). Park access is limited, which may modestly temper lifestyle appeal for outdoor-oriented residents, but proximity to services offsets some of that effect for leasing.
Multifamily dynamics are supportive. Neighborhood occupancy is in the upper quartile nationally, and the renter-occupied share is elevated (mid-60s%), indicating a deep tenant base that can support absorption and renewal velocity. Median contract rents trend above national norms, while a rent-to-income ratio around the high-20s signals some affordability pressure; owners should plan for disciplined lease management and renewal strategies to sustain retention.
Ownership costs in the area rank high by national comparison, with home values in the mid-90s percentile range. In practice, this high-cost ownership market reinforces reliance on multifamily housing, underpinning demand depth and pricing power for well-run assets. The average construction year in the neighborhood is 1979; this asset’s 1988 vintage is somewhat newer, which can enhance competitive positioning versus older stock, though investors should still underwrite modernization of aging systems as needed.
Demographic statistics (aggregated within a 3-mile radius) show essentially flat-to-soft population trends over five years alongside a small increase in households and a forecast for more households as average household size declines. For operators, a rising household count with smaller household sizes can expand the renter pool even when population is steady, supporting occupancy stability for appropriately sized units.
Safety indicators compare favorably at the national level, with the area trending in the top quartile nationally for overall crime relative to neighborhoods across the country. Within the Los Angeles region, conditions are competitive among peer neighborhoods rather than outlier-strong or weak.
Recent year-over-year trends are a positive signal: estimated property and violent offense rates have moved lower, with declines ranking among the stronger improvements nationally. As always, investors should evaluate block-by-block factors and property management practices, but the directional trend supports leasing stability and resident retention.
The surrounding employment base includes media, entertainment, insurance, and life sciences employers that support a broad renter pool and convenient commutes for residents. Notable nearby employers include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications — corporate offices (5.5 miles)
- Radio Disney — corporate offices (6.7 miles)
- Disney — corporate offices (7.4 miles) — HQ
- Thermo Fisher Scientific — corporate offices (9.1 miles)
- Farmers Insurance Exchange — corporate offices (9.4 miles) — HQ
This 20-unit, 1988-vintage asset benefits from a renter-heavy, high-occupancy neighborhood where ownership costs are elevated, reinforcing multifamily demand. The building’s slightly newer vintage versus the neighborhood average (1979) provides a competitive edge over older stock, while still warranting capital planning for system updates and targeted value-add.
According to commercial real estate analysis from WDSuite, the area’s amenity access ranks strong nationally and neighborhood occupancy sits in the upper quartile, supporting leasing stability. Household counts within a 3-mile radius have trended up and are projected to rise further as household sizes decline, which can expand the tenant base and sustain absorption for well-managed units.
- Renter-heavy neighborhood with above-average occupancy supports steady cash flow potential
- Elevated ownership costs locally bolster reliance on multifamily housing
- 1988 vintage offers relative competitiveness vs. older stock; scope for targeted value-add
- Strong everyday amenities nearby aid retention and leasing velocity
- Risk: modest affordability pressure suggests disciplined rent growth and renewal strategies