5-Unit Apartment
New
For Sale
$3,699,999
10826 Hesby Street, North Hollywood, CA 91601
MULTI_FAMILY - North Hollywood, CA
Property Size7,387 SF
Lot Size0.12 Acres
Price / SF$500.88
Days on Market2
Property Features for 10826 Hesby Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
LARD1.5
Bedrooms
17
Bathrooms
19
Full bathrooms
18
Rooms
Bedroom 17, Bedroom 5, Bathroom 4, Bedroom 3, Bathroom 16, Bedroom 9, Bathroom 12, Bedroom 15, Bathroom 14, Bedroom 4, Bedroom 10, Bedroom 7, Bathroom 17, Bedroom 2, Bathroom 9, Bedroom 13, Bedroom 12, Bathroom 19, Bathroom 18, Bedroom 8, Bedroom 16, Bedroom 11, Bathroom 10, Bathroom 15, Bathroom 11, Bedroom 6, Bathroom 7, Bedroom 1, Bathroom 2, Bedroom 14, Bathroom 3, Bathroom 6, Bathroom 8, Bathroom 5, Bathroom 1, Bathroom 13
Parking
7
Parking features
Assigned, Garage, Carport
Directions
North of Camarillo and South of Magnolia, between Vineland and Cahuenga
Subdivision
North Hollywood
Standard status
Active
APN
UNAVAILABLE
Size
7,387 SF
Lot size
0.12 Acres
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
balconies
high ceilings
stainless steel appliances
washer/dryer in unit
solar panels
Building Details
Year built
2025
Floors in Building
3
Number of units
5
Listing Agency:
Keller Williams Hollywood Hills · Keller Williams Realty
(310) 623-1300
Listed By:
Daniel Lalezari · License #01949474
(310) 650-4220
Added: Aug 7
Last Checked: Aug 8 at 3:06PM
MLS# 26869843
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This five-unit apartment property at 10826 Hesby Street offers 7,387 square feet of livable space across a varied unit mix. The residences include two 4-bedroom units, one 5-bedroom unit, and two 2-bedroom units, with bathrooms ranging from 2 to 4.5 per unit. Interior features include open layouts, kitchen islands, quartz countertops, modern cabinetry, stainless steel appliances, vinyl flooring, high ceilings, and designer-tiled showers. Each residence also includes a washer and dryer, private balcony space, and separately metered utilities. Central heating, central air, solar panels, and assigned parking with garage and carport spaces are included. The property is reported at 100% leased and carries a 6.26% cap rate. It is zoned LARD1.5 and sits on a 0.1239-acre lot.
The building is located in North Hollywood’s Arts District on a tree-lined street near coffee shops, galleries, restaurants, gyms, theaters, entertainment venues, bars, and grocery stores. Toluca Lake, Studio City, Universal Studios, and Burbank are also described as being within minutes of the property.
The building is located in North Hollywood’s Arts District on a tree-lined street near coffee shops, galleries, restaurants, gyms, theaters, entertainment venues, bars, and grocery stores. Toluca Lake, Studio City, Universal Studios, and Burbank are also described as being within minutes of the property.
Key Highlights
- 5‑unit apartment property with 7,387 square feet of livable space
- Unit mix includes two 4‑bedroom units, one 5‑bedroom unit, and two 2‑bedroom units
- Reported 100% leased with a 6.26% cap rate
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$118,863
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.21%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,377,260
$2.4M
Cap Rate 7%
$1,698,043
$1.7M
Cap Rate 9%
$1,320,700
$1.3M
Market Conditions
NOI Build-Up for 7,387 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$234.9K $31.80/SF
− Vacancy
−$18.8K −$2.54/SF
EGI
$216.1K $29.26/SF
− OpEx
−$97.3K −$13.17/SF
NOI
$118.9K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,377,260
Cap Rate 7%
$1,698,043
Cap Rate 9%
$1,320,700
Alternative Uses
Best Use
Apartment 5plus
$1.70M
$1.49M – $1.98M
NOI $118,863 @ 7.0% cap · market cap 3.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.95M
$3.46M – $4.61M
NOI $276,848 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
100%
Occupancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3,065
Businesses Nearby
Explore this area
Business Placement
Demographics for 91601, CA
39,429
Population
20,539
Households
1.9
Avg Household Size
35
Median Age
51%
College-Educated
89%
High-School Grad
2.6 sq mi
ZIP Area
15,165
Density / Sq Mi
$77,540
Median Household Income
$48,907
Median Earnings
$2,115
Median Rent
$961,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Multifamily property with luxury finishes, private balconies, in-unit laundry, and separately metered utilities.
Where is this apartment building located?
The property is located at 10826 Hesby Street North Hollywood, CA.
What is the asking price?
The asking price for this property is $3,699,999.
What are key features of this property?
This property features: 5‑unit apartment property with 7,387 square feet of livable space; Unit mix includes two 4‑bedroom units, one 5‑bedroom unit, and two 2‑bedroom units; Reported 100% leased with a 6.26% cap rate
