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    Valley Glen Multifamily Investment Title is generated by Realmo AI

    13520 Victory, Van Nuys, CA 91401

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    For Sale
    $3,198,000

    Apartment - Van Nuys, CA

    Type:Apartment
    Property size:
    11,124 SF
    Lot size:
    18,647.00 Acres
    Price / SF:
    $287/SF
    Added:
    May 6, 2026
    Days on Market:
    7
    Last Refresh:
    May 12 at 1:06 am

    Property Features for 13520 Victory

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Apartment
    Bedrooms
    22
    Bathrooms
    21
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Parking
    11
    Exterior features
    Community Features Included: Curbs, Sidewalks, 0-1 Unit/Acre
    Standard status
    Active
    APN
    2330009018
    Size
    11,124 SF
    Lot size
    18,647.00 Acres

    Building Details

    Year built
    1963
    Floors in Building
    2
    Number of units
    11
    Architectural style
    Other

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    Listing Contact
    James Vanian

    Listing agent James Vanian License #02085069

    Listing office Equity Union 13400 Ventura Blvd, Encino, CA

    Listing date May 6, 2026

    MLS# SR26097175 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime location in Valley Glen, Van Nuys, known for safety and top‑rated schools.
    • Eleven (11) expansive 2‑bedroom, 2‑bathroom townhome‑style units appealing to a broad tenant base.
    • Impeccably maintained 11‑unit multifamily asset.
    • Each unit includes assigned parking.
    • Generous 19,000 square foot lot with 11,124 square feet of rentable space.
    • Excellent accessibility due to its location along Victory Blvd.

    Overview

    Located in the Valley Glen neighborhood of Van Nuys, this two-story multifamily property features 11 units. Constructed in 1963, the building offers 11,124 square feet of rentable space on a 19,000 square foot lot. The unit mix consists of 11 two-bedroom, two-bathroom units, each designed in a townhome style with either front or rear patios. Every unit includes assigned parking. Situated along Victory Blvd, a major corridor, the property benefits from accessibility throughout the San Fernando Valley. Valley Glen is known for its blend of suburban charm and urban connectivity, making it an ideal setting for both families and professionals. Its reputation for safety, strong community vibe, and top-rated schools adds to its enduring tenant appeal.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Van Nuys
    County
    Los Angeles
    State
    California
    Longitude
    -118.4274431
    Latitude
    34.1865035

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    FAQs

    What type of property is this?
    Apartment building - Well-maintained 11-unit apartment building in Valley Glen.
    Where is this apartment building located?
    The property is located at 13520 Victory Van Nuys, CA.
    What is the asking price?
    The asking price for this property is $3,198,000.
    What are key features of this property?
    This property features: Prime location in Valley Glen, Van Nuys, known for safety and top‑rated schools.; **Eleven (11) expansive 2‑bedroom, 2‑bathroom townhome‑style units** appealing to a broad tenant base.; Impeccably maintained 11‑unit multifamily asset.
    (818) 262-6065
    We can help!
    Listing Contact
    James Vanian
    Real Estate License ID: 02085069
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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