11-Unit Apartment
For Sale
$3,148,000
13520 Victory, Van Nuys, CA 91401
Two-story gated complex with townhome-style units, private patios, and assigned parking.
Property Size11,124 SF
Lot Size0.44 Acres
Days on Market117
Property Features for 13520 Victory
General Information
Standard status
Active
Size
11,124 SF
Net Rentable
11,124 SF
Lot size
0.44 Acres
Property subtype
Apartment
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Units
Unit Mix
11 x 2BR/2BA
Multifamily Units
11
Amenities
fully gated complex
patios
Building Details
Building Size
11,124 SF
Year Built
1963
Stories
2
Listing Agency:
Equity Union
Listed By:
James Vanian · License #02085069
Source:
Velocityrealtysd
Added: May 6
Changed: Aug 28
Last Checked: Aug 29 at 4:22PM
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.
This 11-unit apartment property includes 11,124 square feet of rentable space on a 19,000-square-foot lot. Built in 1963, the two-story complex offers an entirely consistent layout of 2-bedroom, 2-bathroom residences. Units are arranged in a townhome-style configuration and include either front or rear patios, while assigned parking is provided for each residence. The property is fully gated.
Positioned along Victory Blvd in the Valley Glen area of Van Nuys, the property is near Los Angeles Valley College, Van Nuys Recreation Center, schools, shopping, dining, and public transportation. Victory Blvd connects residential areas with commercial hubs, and the location provides access to major freeways and transit serving the San Fernando Valley.
Positioned along Victory Blvd in the Valley Glen area of Van Nuys, the property is near Los Angeles Valley College, Van Nuys Recreation Center, schools, shopping, dining, and public transportation. Victory Blvd connects residential areas with commercial hubs, and the location provides access to major freeways and transit serving the San Fernando Valley.
Key Highlights
- 11,124 square feet of rentable space on a 19,000‑square‑foot lot
- 11 units, each with 2 bedrooms and 2 bathrooms
- Two‑story property built in 1963
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
$178,994
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
5.69%
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%
$3,579,880
$3.6M
Cap Rate 7%
$2,557,057
$2.6M
Cap Rate 9%
$1,988,822
$2.0M
Market Conditions
NOI Build-Up for 11,124 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
$353.7K $31.80/SF
− Vacancy
−$28.3K −$2.54/SF
EGI
$325.4K $29.26/SF
− OpEx
−$146.4K −$13.17/SF
NOI
$179.0K $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%
$3,579,880
Cap Rate 7%
$2,557,057
Cap Rate 9%
$1,988,822
Alternative Uses
Best Use
Apartment 5plus
$2.56M
$2.24M – $2.98M
NOI $178,994 @ 7.0% cap · market cap 5.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.96M
$5.21M – $6.95M
NOI $416,902 @ 7.0% cap · market cap 13.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
11
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,278
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Two-story gated complex with townhome-style units, private patios, and assigned parking.
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 $3,148,000.
What are key features of this property?
This property features: 11,124 square feet of rentable space on a 19,000‑square‑foot lot; 11 units, each with 2 bedrooms and 2 bathrooms; Two‑story property built in 1963
