| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 30th | Poor |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8155 Langdon Ave, Van Nuys, CA, 91406, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1975 |
| Units | 37 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8155 Langdon Ave Van Nuys Multifamily Investment
This 37-unit property built in 1975 sits in a neighborhood where occupancy exceeds 99% and ranks in the 94th percentile nationally, according to CRE market data from WDSuite, reflecting sustained renter demand in a market where over 82% of housing units are renter-occupied.
The property is located in a Van Nuys neighborhood that earned a B- rating and ranks in the top quartile nationally for housing fundamentals (80th percentile). Neighborhood-level occupancy stands at 99.1%, ranking 130th among 1,441 Los Angeles metro neighborhoods and placing in the 94th percentile nationwide—a signal of persistent tenant demand. Over 82% of housing units in the immediate area are renter-occupied, the second-highest concentration in the metro, underscoring depth in the multifamily tenant base and limiting near-term turnover risk.
The neighborhood's median contract rent of $1,470 ranks in the 77th percentile nationally, while median household income sits at $66,307 (38th percentile nationally). This combination produces a rent-to-income ratio that ranks in the lower decile nationally, indicating affordability pressure that may influence lease renewal rates and require attentive lease management. Within a 3-mile radius, the renter pool totals approximately 51,800 households, with demographic projections showing a 3.6% increase in total households through 2028, supporting sustained multifamily absorption.
Median home values in the neighborhood reach $714,934, ranking in the 93rd percentile nationally and reflecting elevated ownership costs that sustain rental demand. The value-to-income ratio of 10.8 ranks in the 98th percentile nationwide, limiting accessibility to ownership and reinforcing renter reliance on multifamily housing. This dynamic supports tenant retention and lease-up velocity, though investors should monitor income growth trends to assess long-term pricing power.
Amenity density is strong, with 7.3 cafes and 5.5 grocery stores per square mile, both ranking in the top 5% nationally and contributing to tenant appeal. The property's 1975 construction year is consistent with the neighborhood average of 1976, suggesting alignment with the local building stock. Investors should plan for potential capital expenditures associated with older inventory, including mechanical systems, plumbing, and unit interiors, while evaluating value-add renovation opportunities that could support rent premiums and competitive positioning.
The neighborhood's crime profile reflects improving trends that support tenant retention and leasing stability. Violent offense rates stand at 2.7 per 100,000 residents, ranking 14th among 1,441 metro neighborhoods and placing in the 88th percentile nationally—indicating lower violent crime relative to most U.S. neighborhoods. Year-over-year violent crime declined by 99.4%, the strongest improvement in the metro. Property offense rates are estimated at 205.6 per 100,000 residents, ranking near the metro median (478th) and in the 55th percentile nationally, with an 80% one-year decline that ranks in the 98th percentile for improvement nationwide.
These trends suggest stabilizing safety conditions that may enhance tenant appeal and support lease renewals. Investors should continue monitoring local crime data and consider how perceived safety influences occupancy and turnover, particularly in competitive rental markets where tenant preferences can shift quickly.
The property benefits from proximity to major corporate offices that anchor the regional employment base and support workforce housing demand. Notable employers within commuting distance include:
- Charter Communications — telecommunications (7.3 miles)
- Thermo Fisher Scientific — life sciences & laboratory services (7.7 miles)
- Farmers Insurance Exchange — insurance — HQ (7.9 miles)
- Radio Disney — media & entertainment (8.7 miles)
- Disney — entertainment & media — HQ (9.4 miles)
This 37-unit property offers exposure to a high-occupancy Van Nuys neighborhood where renter concentration and elevated ownership costs combine to sustain multifamily demand. Neighborhood-level occupancy of 99.1% ranks in the 94th percentile nationally, reflecting tight supply and consistent tenant absorption. Over 82% of housing units are renter-occupied, the second-highest share in the Los Angeles metro, and demographic data shows a 3.6% projected increase in households within three miles through 2028, supporting continued renter pool expansion. Median home values of $714,934 and a value-to-income ratio in the 98th percentile nationwide limit ownership accessibility, reinforcing rental demand and lease retention dynamics.
The property's 1975 vintage aligns with neighborhood norms but signals the need for capital planning around mechanical systems, plumbing, and unit interiors. Investors should evaluate renovation opportunities that could unlock rent premiums and improve competitive positioning. Rent-to-income ratios rank in the lower decile nationally, indicating affordability pressure that warrants careful lease management and pricing discipline. Proximity to major employers—including Disney, Charter Communications, and Farmers Insurance Exchange—supports workforce housing demand and commute convenience, while strong amenity density (top 5% nationally for cafes and groceries) enhances tenant appeal.
- Neighborhood occupancy of 99.1% ranks in the 94th percentile nationally, reflecting sustained tenant demand and limited near-term vacancy risk
- Over 82% renter-occupied housing and elevated home values sustain multifamily reliance and support lease retention
- Proximity to Disney, Charter Communications, and other major employers anchors workforce housing demand
- 1975 construction year requires capital planning for deferred maintenance but presents value-add renovation upside
- Rent-to-income ratios in the lower decile nationally signal affordability pressure and require disciplined lease management