Seven-Unit Multifamily with Yard
For Sale
$1,450,000
13444 Burbank Blvd, Sherman Oaks, CA 91401
Seven-unit multifamily featuring a front unit with private yard and tandem parking, plus ongoing renovations and recent upgrades.
Property Size3,748 SF
Price / SF$386.87
Days on Market56
Property Features for 13444 Burbank Blvd
General Information
Standard status
Active
Size
3,748 SF
Property subtype
Residential Income
Additional Details
Cap Rate
5.5%
Multifamily Units
7
Amenities
parking
front and rear access
outdoor space
patio areas
central A/C
private front yard
Building Details
Tenancy
Multi
Listing Agency:
Equity Union
(818) 390-4181
Listed By:
Eliyahu Appel · License #01918652
(818) 390-4181
Source:
Exprealty
Added: Jun 30
Changed: Aug 23
Last Checked: Aug 22 at 10:05AM
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 Equity Union
Investment Insights
Based on property information with market context.
13444 Burbank Blvd is a seven-unit multifamily property offering a mix of two-bedroom, one-bedroom, and studio layouts. Notably, the front unit is configured to provide a house-like feel within the multifamily setting, including its own private front yard and tandem parking spaces directly in front of the unit.
The property has undergone meaningful capital improvements, including a full copper pipe upgrade throughout. In addition, three units have been renovated within the past three years, with upgrades that include flooring, countertops, windows, and light fixtures. Select units also include tenant-friendly features such as parking, front and rear access, outdoor space, patio areas, and central A/C.
Current scheduled gross income is approximately $131,916 annually, with projected market income of approximately $178,500 annually. One unit is currently vacant, providing an immediate starting point while additional repositioning continues over time.
The property has undergone meaningful capital improvements, including a full copper pipe upgrade throughout. In addition, three units have been renovated within the past three years, with upgrades that include flooring, countertops, windows, and light fixtures. Select units also include tenant-friendly features such as parking, front and rear access, outdoor space, patio areas, and central A/C.
Current scheduled gross income is approximately $131,916 annually, with projected market income of approximately $178,500 annually. One unit is currently vacant, providing an immediate starting point while additional repositioning continues over time.
Key Highlights
- Seven‑unit multifamily built in 1957
- Unit mix includes two 2BD, one 1BD, and four studios
- Front unit features a private front yard and tandem parking spaces directly in front
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
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
751
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 - Seven-unit multifamily featuring a front unit with private yard and tandem parking, plus ongoing renovations and recent upgrades.
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: Seven‑unit multifamily built in 1957; Unit mix includes two 2BD, one 1BD, and four studios; Front unit features a private front yard and tandem parking spaces directly in front
