| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 30th | Poor |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8204 Langdon Ave, Van Nuys, CA, 91406, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1977 |
| Units | 34 |
| Transaction Date | 2015-11-02 |
| Transaction Price | $3,850,000 |
| Buyer | 8204 LAGDON LLC |
| Seller | PI PROPERTIES NO 124 LLC |
8204 Langdon Ave, Van Nuys Multifamily Investment
Neighborhood fundamentals indicate durable renter demand, with occupancy running high and a deep renter-occupied housing base, according to WDSuite’s CRE market data. For investors, the area’s stability supports consistent leasing while pricing remains tied to Los Angeles metro dynamics.
Van Nuys sits within Los Angeles’ Urban Core and shows characteristics that support multifamily performance. Neighborhood occupancy is strong (top national tier), and the share of renter-occupied housing units is high, indicating a sizeable tenant base and potential resilience in lease-up and renewals. Median contract rents in the neighborhood trend above national norms, aligning with broader Los Angeles pricing while still relying on property-level execution to sustain collections.
Amenity access is a relative strength: cafes are dense (top percentile nationally), and grocery and restaurant counts rank high versus neighborhoods nationwide. While formal parks and childcare options are limited locally, everyday retail and services are readily accessible, which can aid resident satisfaction and retention. These patterns are competitive among Los Angeles neighborhoods for daily convenience.
Home values in the neighborhood are elevated and sit in a high national percentile, which generally reinforces reliance on rental housing and can support occupancy stability. Rent-to-income levels suggest watchpoints for affordability pressure, but the depth of the renter pool mitigates abrupt demand shocks in typical market conditions.
Demographic data aggregated within a 3-mile radius show households have grown recently and are projected to increase further even as average household size trends lower. This points to more, smaller households over time—conditions that can expand the renter pool and support steady unit absorption if properties are positioned and managed effectively.
Based on WDSuite’s CRE market data, this neighborhood rates in a high national safety percentile overall, indicating comparatively lower crime levels than most neighborhoods nationwide. Violent offense indicators also score in a high national percentile, reinforcing the broader safety profile in a national context.
Recent trend data show marked improvement in property and violent offense rates year over year at the neighborhood level. While conditions can vary by block and over time, the directional trend supports a stable operating backdrop when paired with standard property security and resident management practices.
Proximity to major corporate offices supports a broad commuter tenant base and can aid leasing stability, particularly for workforce and professional renters. Notable nearby employers include Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney.
- Charter Communications — telecom corporate offices (7.3 miles)
- Thermo Fisher Scientific — life sciences corporate offices (7.7 miles)
- Farmers Insurance Exchange — insurance corporate offices (7.9 miles) — HQ
- Radio Disney — media corporate offices (8.7 miles)
- Disney — entertainment corporate offices (9.4 miles) — HQ
8204 Langdon Ave is a 34-unit multifamily asset in Van Nuys, positioned within a neighborhood that demonstrates strong occupancy and a high renter concentration. Elevated neighborhood home values support sustained reliance on rental housing, while amenity density (cafes, grocery, restaurants) bolsters day-to-day livability—factors that can help with leasing velocity and retention. According to CRE market data from WDSuite, neighborhood occupancy trends remain above national norms, providing a constructive baseline for operations.
Built in 1977, the property likely benefits from a durable physical framework while presenting potential for targeted value-add and system modernization to strengthen competitive positioning versus newer product. Within a 3-mile radius, households are increasing and average household size is trending lower, which can translate into a larger renter pool over time. Investors should balance these tailwinds against affordability management and typical CapEx needs for late-1970s vintage assets.
- Strong neighborhood occupancy and high renter-occupied share support demand depth and leasing stability.
- Elevated ownership costs in the area reinforce reliance on rental housing, aiding retention and pricing power.
- Amenity-rich context (cafes, grocery, restaurants) enhances livability and can support renewal rates.
- 1977 vintage offers value-add potential through selective renovations and system upgrades.
- Risks: affordability pressure and typical CapEx for older systems; limited nearby parks/childcare require careful resident experience management.