Gated Apartment
For Sale
$5,500,000
14925 Sherman Way, Van Nuys, CA 91405
Community amenities include a pool, laundry facilities, on-site parking, recycling, and smoke-free apartment options.
Property Size26,760 SF
Price / SF$205.53
Days on Market10
Property Features for 14925 Sherman Way
General Information
Standard status
Active
Size
26,760 SF
Property subtype
Residential Income
Amenities
community pool
on-site laundry facilities
on-site parking
recycling program
gated access
smoke-free apartment options
Listing Agency:
CBRE
(213) 613-3176
Listed By:
Jenny Eng · License #01931251
(818) 907-4606
Source:
Exprealty
Added: Aug 24
Changed: Sep 1
Last Checked: Sep 1 at 10:36PM
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 CBRE
Investment Insights
Based on property information with market context.
This apartment building at 14925 Sherman Way in Van Nuys contains 26,760 square feet and offers a range of resident-oriented amenities. Improvements include a community pool, on-site laundry facilities, parking, recycling services, gated entry, and smoke-free apartment options.
The property also includes assumable financing for qualified buyers. Its amenity package and apartment configuration support residential rental operations while providing several on-site features for occupants.
The property also includes assumable financing for qualified buyers. Its amenity package and apartment configuration support residential rental operations while providing several on-site features for occupants.
Key Highlights
- 26,760‑square‑foot apartment building at 14925 Sherman Way, Van Nuys, CA
- Community pool and on‑site laundry facilities
- On‑site parking and a recycling program
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
$430,590
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
7.83%
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%
$8,611,800
$8.6M
Cap Rate 7%
$6,151,286
$6.2M
Cap Rate 9%
$4,784,333
$4.8M
Market Conditions
NOI Build-Up for 26,760 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
$851.0K $31.80/SF
− Vacancy
−$68.1K −$2.54/SF
EGI
$782.9K $29.26/SF
− OpEx
−$352.3K −$13.17/SF
NOI
$430.6K $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%
$8,611,800
Cap Rate 7%
$6,151,286
Cap Rate 9%
$4,784,333
Alternative Uses
Best Use
Apartment 5plus
$6.15M
$5.38M – $7.18M
NOI $430,590 @ 7.0% cap · market cap 7.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$14.33M
$12.54M – $16.72M
NOI $1,002,904 @ 7.0% cap · market cap 18.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,749
Businesses Nearby
Explore this area
Business Placement
Demographics for 91405, CA
55,319
Population
19,822
Households
2.8
Avg Household Size
36
Median Age
26%
College-Educated
75%
High-School Grad
3.4 sq mi
ZIP Area
16,270
Density / Sq Mi
$61,207
Median Household Income
$34,833
Median Earnings
$1,736
Median Rent
$698,100
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 - Community amenities include a pool, laundry facilities, on-site parking, recycling, and smoke-free apartment options.
Where is this apartment building located?
The property is located at 14925 Sherman Way Van Nuys, CA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: 26,760‑square‑foot apartment building at 14925 Sherman Way, Van Nuys, CA; Community pool and on‑site laundry facilities; On‑site parking and a recycling program
