7-Unit Apartment
For Sale
$1,450,000
13444 Burbank Blvd, Sherman Oaks, CA 91401
MULTI_FAMILY - Sherman Oaks, CA
Property Size3,748 SF
Lot Size0.13 Acres
Price / SF$386.87
Days on Market48
Property Features for 13444 Burbank Blvd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LAR3
Bedrooms
5
Bathrooms
8
Full bathrooms
5
Rooms
Bedroom 5, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 3, Bathroom 4, Bathroom 2, Bathroom 8, Bathroom 7, Bedroom 1, Bathroom 5, Bathroom 6
Parking
7
Parking features
Carport, Driveway
Directions
S. of Oxnard St, W. of Coldwater Canyon Ave, E. of Van Nuys Blvd, N .of Magnolia Blvd
Subdivision
Sherman Oaks
Standard status
Active
APN
2344-009-004
Size
3,748 SF
Lot size
0.13 Acres
Building Details
Year built
1957
Floors in Building
2
Number of units
7
Listing Agency:
Equity Union
(818) 989-2000
Listed By:
Eliyahu Appel · License #01918652
(818) 390-4181
Added: Jun 30
Changed: Aug 4
Last Checked: Aug 16 at 1:06AM
MLS# 26852705
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.
Located in Sherman Oaks along a connected east-west corridor, this 7-unit apartment building sits on a 0.1263-acre lot and totals 3,748 square feet. Built in 1957, the property includes driveways and carport parking, with a standout front unit that features its own private front yard and tandem parking spaces directly in front.
The unit mix includes two two-bedroom units, one one-bedroom unit, and four studios. Current performance is described as a 5.77% current cap rate, with an 8.89% projected market cap rate. A current GRM of 10.99x is projected to improve to a market GRM of 8.19x. One unit is currently vacant.
Capital improvements include a full copper pipe upgrade throughout. Three units were renovated within the past three years with upgraded flooring, countertops, windows, and light fixtures. Select units are also described as having features such as parking, front and rear access, outdoor space, patio areas, and central A/C.
The unit mix includes two two-bedroom units, one one-bedroom unit, and four studios. Current performance is described as a 5.77% current cap rate, with an 8.89% projected market cap rate. A current GRM of 10.99x is projected to improve to a market GRM of 8.19x. One unit is currently vacant.
Capital improvements include a full copper pipe upgrade throughout. Three units were renovated within the past three years with upgraded flooring, countertops, windows, and light fixtures. Select units are also described as having features such as parking, front and rear access, outdoor space, patio areas, and central A/C.
Key Highlights
- 7 units with a front unit that has a private front yard and tandem parking spaces directly in front
- 0.1263‑acre lot with 3,748 SF; built in 1957
- LAR3 zoning
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
$60,308
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
4.16%
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%
$1,206,160
$1.2M
Cap Rate 7%
$861,543
$861.5K
Cap Rate 9%
$670,089
$670.1K
Market Conditions
NOI Build-Up for 3,748 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
$119.2K $31.80/SF
− Vacancy
−$9.5K −$2.54/SF
EGI
$109.7K $29.26/SF
− OpEx
−$49.3K −$13.17/SF
NOI
$60.3K $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%
$1,206,160
Cap Rate 7%
$861,543
Cap Rate 9%
$670,089
Alternative Uses
Best Use
Apartment 5plus
$861.5K
$753.9K – $1.01M
NOI $60,308 @ 7.0% cap · market cap 4.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.01M
$1.76M – $2.34M
NOI $140,467 @ 7.0% cap · market cap 9.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
1,737
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - LAR3-zoned 7-unit apartment building with a front unit featuring a private yard and tandem parking.
Where is this apartment building located?
The property is located at 13444 Burbank Blvd Sherman Oaks, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 7 units with a front unit that has a private front yard and tandem parking spaces directly in front; 0.1263‑acre lot with 3,748 SF; built in 1957; LAR3 zoning
