Four-Unit Multifamily
For Sale
$1,495,000
Pending
6550 Balboa, Van Nuys, CA 91406
MULTI_FAMILY - Van Nuys, CA
Property Size4,018 SF
Lot Size0.14 Acres
Days on Market170
Property Features for 6550 Balboa
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
7
Full bathrooms
7
Rooms
Bedroom 6, Bathroom 2, Bathroom 5, Bathroom 7, Bedroom 3, Bathroom 6, Laundry Room, Bathroom 1, Bedroom 8, Bedroom 7, Family Room, Bedroom 5, Bathroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bathroom 4
Parking
8
Fireplace
1
Lot features
2-5 Units/ Acre
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
N on Balboa from Victory to property
Subdivision
VN - Van Nuys
Standard status
Pending
APN
2231022044
Size
4,063 SF
Lot size
0.14 Acres
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Amenities
central A/C
forced air heating
dual-pane windows
concrete tile roof
tile flooring
fully fenced and private front yard
Building Details
Year built
2000
Floors in Building
2
Number of units
4
Listing Agency:
Custom Mtg Inc
(310) 504-2666
Listed By:
Miguel Aguayo · License #01455832
(310) 709-6304
Added: Feb 27
Changed: Aug 3
Last Checked: Aug 16 at 1:06AM
MLS# SR26044187
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-story quadplex contains four residential units, each configured with two bedrooms and two bathrooms. The property was built in 2000 and includes central air conditioning, forced-air heating, dual-pane windows, tile flooring, and a concrete tile roof. Interior improvements include remodeled kitchens and refreshed bathrooms, with the front residence featuring quartz counters, stainless steel appliances, glass tile accents, and updated fixtures. The building also includes a fireplace, laundry room, and privately enclosed front yard.
Located at 6550 Balboa in Van Nuys, the property occupies a 0.1405-acre lot with public water and public sewer service. An attached covered carport provides eight parking spaces and is reached through a gated rear alley. The property is zoned LARD1.5 and is near shopping, dining, parks, and major freeways.
Located at 6550 Balboa in Van Nuys, the property occupies a 0.1405-acre lot with public water and public sewer service. An attached covered carport provides eight parking spaces and is reached through a gated rear alley. The property is zoned LARD1.5 and is near shopping, dining, parks, and major freeways.
Key Highlights
- Four units, each with 2 bedrooms and 2 bathrooms
- 4,063 square feet of property size on a 0.1405‑acre lot
- Built in 2000 with central air and forced‑air heating
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
$70,955
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
4.75%
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%
$1,419,100
$1.4M
Cap Rate 7%
$1,013,643
$1.0M
Cap Rate 9%
$788,389
$788.4K
Market Conditions
NOI Build-Up for 4,063 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
$109.7K $27.00/SF
− Vacancy
−$8.3K −$2.05/SF
EGI
$101.4K $24.95/SF
− OpEx
−$30.4K −$7.48/SF
NOI
$71.0K $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%
$1,419,100
Cap Rate 7%
$1,013,643
Cap Rate 9%
$788,389
Alternative Uses
Best Use
Multifamily LT 5
$1.01M
$886.9K – $1.18M
NOI $70,955 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$934.0K
$817.2K – $1.09M
NOI $65,377 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$2.18M
$1.90M – $2.54M
NOI $152,272 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,044
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Two-story multifamily property with updated interiors, private outdoor space, and gated covered parking accessed from a rear alley.
Where is this quadplex located?
The property is located at 6550 Balboa Van Nuys, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Four units, each with 2 bedrooms and 2 bathrooms; 4,063 square feet of property size on a 0.1405‑acre lot; Built in 2000 with central air and forced‑air heating
