12-Unit Multifamily
For Sale
$2,750,000
15455 Vanowen, Van Nuys, CA 91406
All-electric system with 2025 upgrades, offering 12 units across one- and two-bedroom layouts.
Property Size8,238 SF
Days on Market104
Property Features for 15455 Vanowen
General Information
Standard status
Active
Size
8,238 SF
Property subtype
Apartment
Building Details
Building Size
8,238 SF
Year Built
1956
Listing Agency:
Keller Williams R. E. Services
Listed By:
Manvel Solakian · License #01310512
(818) 476-3000
Source:
Truthrealty
Added: Jun 4
Changed: Sep 15
Last Checked: Sep 15 at 11:14AM
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 R. E. Services
Investment Insights
Based on property information with market context.
This for-sale multifamily property contains a total of 12 residential units. The mix includes 8 one-bedroom units and 4 two-bedroom units. Additional onsite income is generated through two laundry stations, with one laundry area at each building. Several units have been upgraded, and the property is described as low maintenance.
According to the provided remarks, all electric meters and main panels were upgraded in 2025, and no soft retrofitting is required. Vehicle access is described as available via a driveway from Vanowen and Orion, with proximity to freeways, schools, and shopping, and the area is described as high traffic.
The lot size is stated as 15,016 square feet, with a rentable building area of 8,238 square feet.
According to the provided remarks, all electric meters and main panels were upgraded in 2025, and no soft retrofitting is required. Vehicle access is described as available via a driveway from Vanowen and Orion, with proximity to freeways, schools, and shopping, and the area is described as high traffic.
The lot size is stated as 15,016 square feet, with a rentable building area of 8,238 square feet.
Key Highlights
- All‑electric property with electric meters and main panels upgraded in 2025
- 12 total units: 8 one‑bedroom and 4 two‑bedroom layouts
- Rentable building area of 8,238 SF on a 15,016 SF lot
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
$132,556
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
4.82%
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%
$2,651,120
$2.7M
Cap Rate 7%
$1,893,657
$1.9M
Cap Rate 9%
$1,472,844
$1.5M
Market Conditions
NOI Build-Up for 8,238 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
$262.0K $31.80/SF
− Vacancy
−$21.0K −$2.54/SF
EGI
$241.0K $29.26/SF
− OpEx
−$108.5K −$13.17/SF
NOI
$132.6K $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%
$2,651,120
Cap Rate 7%
$1,893,657
Cap Rate 9%
$1,472,844
Alternative Uses
Best Use
Apartment 5plus
$1.89M
$1.66M – $2.21M
NOI $132,556 @ 7.0% cap · market cap 4.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.41M
$3.86M – $5.15M
NOI $308,742 @ 7.0% cap · market cap 11.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,507
Businesses Nearby
Explore this area
Business Placement
Demographics for 91406, CA
53,252
Population
19,650
Households
2.7
Avg Household Size
37
Median Age
29%
College-Educated
77%
High-School Grad
8.1 sq mi
ZIP Area
6,574
Density / Sq Mi
$76,653
Median Household Income
$41,469
Median Earnings
$1,859
Median Rent
$765,000
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - All-electric system with 2025 upgrades, offering 12 units across one- and two-bedroom layouts.
Where is this apartment building located?
The property is located at 15455 Vanowen Van Nuys, CA.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: All‑electric property with electric meters and main panels upgraded in 2025; 12 total units: 8 one‑bedroom and 4 two‑bedroom layouts; Rentable building area of 8,238 SF on a 15,016 SF lot
