Fourplex with Covered
For Sale
$1,650,000
Pending
4961 Kester AVE, Sherman Oaks, CA 91403
Four-unit fourplex with covered parking and 2-bedroom, 1-bath units with laminate flooring.
Property Size3,588 SF
Days on Market67
Property Features for 4961 Kester AVE
General Information
Standard status
Pending
Size
3,588 SF
Property subtype
MULTI_FAMILY
Additional Details
Highway Access
Yes
Building Details
Building Size
3,588 SF
Year Built
1955
Buildings
1
Tenancy
Multi
Listing Agency:
Beverly and Company
Listed By:
Shake Tokatlian · License #00696767
(818) 501-7100
Source:
Milsteinestates
Added: Jul 11
Changed: Sep 10
Last Checked: Sep 15 at 9:30AM
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 Beverly and Company
Investment Insights
Based on property information with market context.
This well-maintained fourplex offers four spacious, light-filled units. Each unit features approximately 900 SF of living space arranged as 2 bedrooms and 1 bathroom, with durable laminate wood flooring and functional floor plans. The property also includes copper plumbing and covered parking, supporting convenient day-to-day operations. Built in 1955, the building presents with clean, well-maintained interiors and exteriors.
Located at 4961 Kester Ave in Sherman Oaks, the property is just moments from Ventura Boulevard, with convenient access to both the 101 and 405 Freeways for commuting throughout Los Angeles.
With four units in a consistent layout, this fourplex is designed for easy maintenance and tenant-friendly livability, backed by long-term-oriented improvements such as copper plumbing and covered parking.
Located at 4961 Kester Ave in Sherman Oaks, the property is just moments from Ventura Boulevard, with convenient access to both the 101 and 405 Freeways for commuting throughout Los Angeles.
With four units in a consistent layout, this fourplex is designed for easy maintenance and tenant-friendly livability, backed by long-term-oriented improvements such as copper plumbing and covered parking.
Key Highlights
- Four‑unit fourplex with 2‑bedroom, 1‑bath units
- Approximately 900 SF per unit
- Durable laminate wood flooring in each unit
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
$62,659
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
3.80%
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%
$1,253,180
$1.3M
Cap Rate 7%
$895,129
$895.1K
Cap Rate 9%
$696,211
$696.2K
Market Conditions
NOI Build-Up for 3,588 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
$96.9K $27.00/SF
− Vacancy
−$7.4K −$2.05/SF
EGI
$89.5K $24.95/SF
− OpEx
−$26.9K −$7.48/SF
NOI
$62.7K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,253,180
Cap Rate 7%
$895,129
Cap Rate 9%
$696,211
Alternative Uses
Best Use
Multifamily LT 5
$895.1K
$783.2K – $1.04M
NOI $62,659 @ 7.0% cap · market cap 3.80%
Second Best
Apartment 5plus
$824.8K
$721.7K – $962.2K
NOI $57,734 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$1.92M
$1.68M – $2.24M
NOI $134,470 @ 7.0% cap · market cap 8.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,068
Businesses Nearby
Explore this area
Business Placement
Demographics for 91403, CA
25,329
Population
13,095
Households
1.9
Avg Household Size
40
Median Age
68%
College-Educated
98%
High-School Grad
3.6 sq mi
ZIP Area
7,036
Density / Sq Mi
$114,348
Median Household Income
$70,449
Median Earnings
$2,437
Median Rent
$1,467,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Quadplex - Four-unit fourplex with covered parking and 2-bedroom, 1-bath units with laminate flooring.
Where is this quadplex located?
The property is located at 4961 Kester AVE Sherman Oaks, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Four‑unit fourplex with 2‑bedroom, 1‑bath units; Approximately 900 SF per unit; Durable laminate wood flooring in each unit
