| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 30th | Poor |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8220 Langdon Ave, Van Nuys, CA, 91406, US |
| Region / Metro | Van Nuys |
| Year of Construction | 1975 |
| Units | 40 |
| Transaction Date | 2014-01-16 |
| Transaction Price | $3,499,000 |
| Buyer | LANGDON PALMS LLC |
| Seller | J & B LANGDON INVESTMENT LLC |
8220 Langdon Ave Van Nuys Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, with a deep renter base and an ownership market that skews high-cost, according to WDSuite’s CRE market data. For investors, the combination suggests steady leasing with pricing set by local affordability rather than new supply.
Van Nuys sits within the Los Angeles-Long Beach-Glendale metro and carries a B- neighborhood rating. The area shows strong amenity density for daily needs—cafes and restaurants are in the upper tier nationally, and grocery and pharmacy access also rank well above national averages—supporting renter convenience and retention. Park access and formal childcare centers are comparatively sparse, which may matter for family-oriented tenant profiles.
Neighborhood occupancy is high (measured for the neighborhood, not the property) and ranks competitive among Los Angeles neighborhoods (130 out of 1,441), aligning with a 94th national percentile. Median contract rents in the neighborhood track above national levels (77th percentile), indicating pricing power supported by demand rather than concessions.
Tenure patterns indicate a very high share of renter-occupied housing (near the 99th national percentile), pointing to a deep, stable tenant base for multifamily assets. Within a 3-mile radius, households have grown in recent years and are projected to expand further even as population trends edge down, implying smaller average household sizes and a broader renter pool over time. These dynamics typically support occupancy stability and limit downtime between turns.
Ownership costs are elevated relative to incomes (value-to-income ratio in the upper 98th percentile nationally and median home values around the 93rd percentile). In practice, a high-cost ownership market tends to reinforce reliance on rental housing and can bolster lease retention. At the same time, neighborhood rent-to-income ratios sit on the lower end nationally, suggesting manageable affordability pressure that can aid renewals and reduce move-out risk during typical economic cycles.
Safety metrics for the neighborhood compare favorably. The neighborhood’s crime rank is 106 among 1,441 Los Angeles metro neighborhoods, and its crime profile sits around the 85th percentile nationally—indicative of comparatively safer conditions relative to many neighborhoods across the country. Recent trends show notable declines in both violent and property offenses over the past year (national percentiles of 100 and 98 for improvement, respectively), which supports perception stability for residents and prospective tenants.
These figures are neighborhood-level indicators rather than property-specific guarantees. Investors can treat them as directional context for leasing and retention dynamics, while still conducting routine site-level diligence (lighting, access control, and property operations) to maintain performance.
Proximity to major corporate offices underpins a diverse employment base, supporting renter demand and commute convenience for workforce and professional tenants. Key nearby employers include Charter Communications, Thermo Fisher Scientific, Farmers Insurance, Radio Disney, and Disney.
- Charter Communications — telecommunications (7.3 miles)
- Thermo Fisher Scientific — life sciences (7.7 miles)
- Farmers Insurance Exchange — insurance (8.0 miles) — HQ
- Radio Disney — media (8.7 miles)
- Disney — entertainment (9.4 miles) — HQ
This 40-unit asset in Van Nuys benefits from neighborhood occupancy that is competitive among Los Angeles neighborhoods and in the top tier nationally, a very high concentration of renter-occupied housing, and strong amenity access that supports daily living. The ownership market skews high-cost relative to incomes, which tends to sustain multifamily demand and lease retention, while neighborhood rent-to-income levels indicate relatively manageable affordability pressure for renters.
Within a 3-mile radius, households are projected to increase even as population trends modestly lower, signaling smaller average household sizes and a broader renter base over time—factors that can support occupancy stability. According to CRE market data from WDSuite, neighborhood rents sit above national levels without relying on concessions, aligning with steady demand drivers tied to employment depth and access.
- High neighborhood occupancy and deep renter base support consistent leasing
- Elevated ownership costs reinforce reliance on rental housing and retention
- Strong amenity access (food, grocery, pharmacy) enhances livability and demand
- Household growth within 3 miles expands the tenant pool despite flat-to-lower population
- Risks: limited park/childcare access may narrow family appeal; macro shifts could test pricing power