Van Nuys Land
For Sale
$2,780,000
14429 Victory Blvd, Los Angeles, CA 91401
Land with potential for restaurant or multi-unit residential development.
Property Size3,789 SF
Lot Size0.30 Acres
Price / SF$733.70
Days on Market107
Property Features for 14429 Victory Blvd
General Information
Standard status
Active
Size
3,789 SF
Lot size
0.30 Acres
Property subtype
Commercial
Building Details
Building Size
3,789 SF
Listing Agency:
(818) 906-7900
Listed By:
Aykui Zakarian
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Jul 16 at 9:39AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Aykui Zakarian
Investment Insights
Based on property information with market context.
This property presents an opportunity to operate a restaurant or construct multi-unit residential housing, with potential for up to 50 units. The value is primarily in the land, situated in a busy area of the Van Nuys Business District. Currently, a non-operating restaurant occupies the site, complete with furniture and kitchen equipment from the previous owner's long-standing business. The property is zoned C2 tier 4 and features a 13,000-square-foot lot with a 3,789-square-foot building. It is suitable for investors and builders. Blueprints, a Phase 1 report, and a soil report are available for review. The location has a walk score of 75, indicating it is very walkable, a bike score of 59, indicating it is bikeable, and a transit score of 55, indicating good transit options.
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
$102,615
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
3.69%
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%
$2,052,300
$2.1M
Cap Rate 7%
$1,465,929
$1.5M
Cap Rate 9%
$1,140,167
$1.1M
Market Conditions
NOI Build-Up for 3,789 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
$140.0K $36.96/SF
− Vacancy
−$3.2K −$0.85/SF
EGI
$136.8K $36.11/SF
− OpEx
−$34.2K −$9.03/SF
NOI
$102.6K $27.08/SF
Area
Los Angeles, CA
Vacancy
2.30%
Lease Rate
$36.96 /SF/Yr
Expense Ratio
25.00%
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%
$2,052,300
Cap Rate 7%
$1,465,929
Cap Rate 9%
$1,140,167
Alternative Uses
Best Use
Specialty Retail
$1.47M
$1.28M – $1.71M
NOI $102,615 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$76.76M
$67.17M – $89.56M
NOI $5,373,401 @ 7.0% cap · market cap 193.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,051
Businesses Nearby
45k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 72%
Dining 28%
Shell
Shops & Services
13,067 visits/mo
0.3 miles
Jack in the Box
Dining
12,416 visits/mo
0.3 miles
AutoZone
Shops & Services
10,942 visits/mo
0.2 miles
Sinclair
Shops & Services
8,282 visits/mo
0.3 miles
Demographics for 91401, CA
39,621
Population
15,785
Households
2.5
Avg Household Size
38
Median Age
39%
College-Educated
81%
High-School Grad
3.5 sq mi
ZIP Area
11,320
Density / Sq Mi
$75,933
Median Household Income
$40,119
Median Earnings
$1,800
Median Rent
$988,500
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Land with potential for restaurant or multi-unit residential development.
Where is this commercial land located?
The property is located at 14429 Victory Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,780,000.
