Five-Unit Apartment Building on Corner
For Sale
$1,500,000
14225 Riverside, Sherman Oaks, CA 91423
All one-bedroom, one-bath units with on-site laundry and three attached private garages.
Property Size3,677 SF
Days on Market145
Property Features for 14225 Riverside
General Information
Standard status
Active
Size
3,677 SF
Property subtype
Mixed Use
Building Details
Building Size
3,677 SF
Year Built
1954
Listing Agency:
Coldwell Banker Realty
Listed By:
Aviva Markush · License #01214063
Source:
Truthrealty
Added: Mar 25
Changed: Aug 8
Last Checked: Aug 15 at 12:32PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This five-unit apartment building features all one-bedroom and one-bath units. Set on a corner lot, the layout includes three units upstairs and two downstairs, with each unit’s front door facing a quiet residential street. Updates made over the years include hardwood floors, updated bathrooms, ceiling fans, and a large walk-in closet in the bedroom.
On-site laundry room supports resident convenience. The property also offers three attached private garages, along with ample street parking in front and around the building.
Built in 1954, the building is located in Sherman Oaks within walking distance to a newly built Trader Joe’s and Citrus Commons. It is minutes from Westfield Fashion Square Mall, LA Valley College, nearby parks, and provides easy freeway access.
On-site laundry room supports resident convenience. The property also offers three attached private garages, along with ample street parking in front and around the building.
Built in 1954, the building is located in Sherman Oaks within walking distance to a newly built Trader Joe’s and Citrus Commons. It is minutes from Westfield Fashion Square Mall, LA Valley College, nearby parks, and provides easy freeway access.
Key Highlights
- Five one‑bedroom, one‑bath units
- Corner lot layout with 3 units upstairs and 2 downstairs
- Updates include hardwood floors, updated bathrooms, ceiling fans, and large walk‑in closets
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
$59,166
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
3.94%
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%
$1,183,320
$1.2M
Cap Rate 7%
$845,229
$845.2K
Cap Rate 9%
$657,400
$657.4K
Market Conditions
NOI Build-Up for 3,677 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
$116.9K $31.80/SF
− Vacancy
−$9.4K −$2.54/SF
EGI
$107.6K $29.26/SF
− OpEx
−$48.4K −$13.17/SF
NOI
$59.2K $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%
$1,183,320
Cap Rate 7%
$845,229
Cap Rate 9%
$657,400
Alternative Uses
Best Use
Apartment 5plus
$845.2K
$739.6K – $986.1K
NOI $59,166 @ 7.0% cap · market cap 3.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.97M
$1.72M – $2.30M
NOI $137,806 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,276
Businesses Nearby
Explore this area
Business Placement
Demographics for 91423, CA
32,635
Population
16,678
Households
2
Avg Household Size
40
Median Age
63%
College-Educated
97%
High-School Grad
4.1 sq mi
ZIP Area
7,960
Density / Sq Mi
$112,119
Median Household Income
$66,538
Median Earnings
$2,239
Median Rent
$1,323,500
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 - All one-bedroom, one-bath units with on-site laundry and three attached private garages.
Where is this apartment building located?
The property is located at 14225 Riverside Sherman Oaks, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Five one‑bedroom, one‑bath units; Corner lot layout with 3 units upstairs and 2 downstairs; Updates include hardwood floors, updated bathrooms, ceiling fans, and large walk‑in closets
