Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Apartment buildings
16423 Victory Blvd Van Nuys, CA 91406-5840
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8361987
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2016
Construction
WOOD
Total area
5,058 SF
Lot
0.14 ac (6,260 SF)
Zoning code
LAR3
APN
2231-005-045
UPID
US09-8361987
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$770k
Owner & transaction history
16423 Victory LLC · 11 yrs held
16423 Victory LLC
since 2014
7 recorded transactions
Zoning & alternative use
LAR3 · Van Nuys, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Van Nuys submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Van Nuys submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$940,000
Current use
Blend value · Realmo final
$770k
Range $693k – $847k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$152 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$14,600
Tax year 2024
Assessed value
$1,132,207
Assessed 2024
Previous assessed
$1,132,207
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$372,840
Assessed improvement
$759,367
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2016
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
5
Rooms
6
Bathrooms
10
Total area
5,058 SF
Lot
0.14 ac (6,260 SF)
Zoning code
LAR3
APN
2231-005-045
UPID
US09-8361987
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR3 · Van Nuys, CA
Zoning LAR3 · permitted uses
LAR3 · Van Nuys, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Van Nuys. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$940,000
APARTMENT HOUSE (5+ UNITS) Current
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2016
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
5
Rooms
6
Bathrooms
10
Lot
0.14 ac
Current owner
From public records · entity-resolved
16423 Victory LLC
Entity
Free & Clear · 11 yrs held
Mailing address
18653 VENTURA BLVD #735, TARZANA, CA 91356-4103
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2014
—
16423 Victory LLC
Barzivand Family Trust
Quit Claim Deed
related
—
Apr 15, 2013
$315,000
Barzivand,siun
Friends Of South Central Los Ange
Grant Deed
—
Mar 8, 2013
$230,000
Friends Of South Ctrl Los Angeles
Hsbc Bk Series 2007-ar3
Grant Deed
$231,432 · Home Ownership Advantage LLC
Jul 25, 2012
$300,000
Wells Fargo Asset 2007-ar3 Trust
First American Te Svcng
Trustees Deed
related
—
Feb 7, 2011
—
Victory 2008 Trust
Victoria Blvd R/e Invs LLC
Quit Claim Deed
—
Feb 10, 2010
$278,000
Wells Fargo Series 2007-ar3
First American Loanstar Te
Trustees Deed
related
—
Jul 2, 2009
—
Victoria Blvd Real Estate Inve
Negar,morad A A
Quit Claim Deed
related
—
Apr 9, 2007
—
Victoria Blvd R & E Invs LLC
Negar,morad A A N
Quit Claim Deed
related
—
Jan 23, 2007
$580,000
Ali Amiri Negar Morad
16423 Victory LLC
Grant Deed
$464,000 · Wells Fargo Bank NA
Dec 27, 2004
—
16423 Victory LLC
Akhavan,faramarz
Quit Claim Deed
related
—
Nov 3, 2003
—
Faramarz Akhavan
Lake Balboa Properties LLC
Grant Deed
$262,500 · First Franklin Financial Corp
Jan 17, 2001
$32,000
Lake Balboa Properties LLC
Linder Trust
Grant Deed
—
Sep 22, 2000
—
Linder,israel & Hedy Trustees
Linder,i & H
Quit Claim Deed
related
—
May 16, 1989
$195,000
Gregory Gordon W
Reite
Trustees Deed
$136,500 · American Savings Bank
May 16, 1989
—
Gordon W Gregory
Grego
Quit Claim Deed
related
—
—
—
Israel Linder
—
Deed Of Trust
related
$26,000 · Bank Of America
—
—
Carl J Reiterman
—
Deed Of Trust
related
$40,000 · Fisher Raymond J
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 16423 Victory Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
