9-Unit Apartment
For Sale
$4,650,000
14827 Victory Boulevard, Van Nuys, CA 91411
Modern townhouse-style residences offer three- and four-bedroom layouts with full subterranean parking.
Property Size14,279 SF
Price / SF$325.65
Days on Market249
Property Features for 14827 Victory Boulevard
General Information
Standard status
Active
Size
14,279 SF
Property subtype
Multi-family
Building Details
Year Built
2021
Listing Agency:
Keller Williams Realty Calabasas
Listed By:
Alex Galuz
(714) 497-3550
Source:
Sevengables
Added: Dec 25, 2025
Changed: Aug 31
Last Checked: Aug 31 at 8:05PM
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 Keller Williams Realty Calabasas
Investment Insights
Based on property information with market context.
Built in 2021, this 9-unit apartment property features modern construction and a townhouse-style residential layout. Individual residences range from 1,350 to 1,650 square feet, with a unit mix centered on spacious three- and four-bedroom homes. Full subterranean parking is included within the building improvements.
The property is located at 14827 Victory Boulevard in Van Nuys, near Kester Avenue and Victory Boulevard, between Van Nuys Boulevard and the 405 freeway. Its San Fernando Valley setting provides access to Sherman Oaks, Encino, Burbank, Warner Center, and North Hollywood. Van Nuys Airport is also nearby and supports aviation and aerospace employment in the area.
The property is located at 14827 Victory Boulevard in Van Nuys, near Kester Avenue and Victory Boulevard, between Van Nuys Boulevard and the 405 freeway. Its San Fernando Valley setting provides access to Sherman Oaks, Encino, Burbank, Warner Center, and North Hollywood. Van Nuys Airport is also nearby and supports aviation and aerospace employment in the area.
Key Highlights
- 9‑unit apartment building constructed in 2021
- Unit sizes range from 1,350 to 1,650 square feet
- Three- and four‑bedroom townhouse‑style unit mix
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
$229,761
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
4.94%
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%
$4,595,220
$4.6M
Cap Rate 7%
$3,282,300
$3.3M
Cap Rate 9%
$2,552,900
$2.6M
Market Conditions
NOI Build-Up for 14,279 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
$454.1K $31.80/SF
− Vacancy
−$36.3K −$2.54/SF
EGI
$417.7K $29.26/SF
− OpEx
−$188.0K −$13.17/SF
NOI
$229.8K $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%
$4,595,220
Cap Rate 7%
$3,282,300
Cap Rate 9%
$2,552,900
Alternative Uses
Best Use
Apartment 5plus
$3.28M
$2.87M – $3.83M
NOI $229,761 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.64M
$6.69M – $8.92M
NOI $535,144 @ 7.0% cap · market cap 11.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,470
Businesses Nearby
Explore this area
Business Placement
Demographics for 91411, CA
24,984
Population
10,003
Households
2.5
Avg Household Size
36
Median Age
37%
College-Educated
80%
High-School Grad
2.0 sq mi
ZIP Area
12,492
Density / Sq Mi
$77,582
Median Household Income
$42,096
Median Earnings
$1,850
Median Rent
$973,300
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 - Modern townhouse-style residences offer three- and four-bedroom layouts with full subterranean parking.
Where is this apartment building located?
The property is located at 14827 Victory Boulevard Van Nuys, CA.
What is the asking price?
The asking price for this property is $4,650,000.
What are key features of this property?
This property features: 9‑unit apartment building constructed in 2021; Unit sizes range from 1,350 to 1,650 square feet; Three- and four‑bedroom townhouse‑style unit mix
