Valley Village Multifamily Real Estate Market Overview
Valley Village is a desirable, family-friendly neighborhood in the San Fernando Valley known for its quiet, tree-lined streets, strong sense of community, and excellent rental demand. This makes it a stable and attractive area for multifamily investors seeking consistent cash flow and long-term tenant retention.
Valley Village borders Studio City to the south, Sherman Oaks to the west, North Hollywood to the east, and Van Nuys to the north. The area appeals strongly to families and professionals thanks to its highly-rated schools, beautiful parks (including Valley Village Park), and convenient access to the 101 and 170 freeways. Its central San Fernando Valley location provides easy commuting to Hollywood, Burbank, Universal City, and Downtown Los Angeles.
For apartment building owners and investors, Valley Village offers a balanced mix of suburban tranquility, strong tenant demand, and solid rental performance in a neighborhood known for lower vacancy rates and resilient property values.
2025 Valley Village Multifamily Market Statistics at a Glance
Valley Village Annual Multifamily Apartment Building Sales Statistics*
Buildings Sold: 16
Avg. Sale Price: $4,347,375
Avg. Price/Unit: $268,564
Avg. Months to Sale: 6.3 mos
Avg. Price/SF: $270
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It is imperative to understand how rent control and Measure ULA exposure will impact the value of your Valley Village apartment building
Valley Village Multifamily Market Overview 2026
Valley Village is a neighborhood within the City of Los Angeles known for its walkable residential streets, proximity to major employment centers, and steady renter demand. Cap rates in the area typically range from approximately 4.5% to 5.5%, reflecting Valley pricing relative to the Westside. Price per unit commonly falls in the $180,000 to $300,000+ range, depending on building condition, unit mix, and upside potential.
The typical apartment building is a 4- to 16-unit property built between the 1950s and 1970s, with significant LARSO exposure across much of the inventory. Buyer demand comes from local and regional investors, 1031 exchange buyers, and value-add operators focused on rent recovery stories in the Valley.
Valley Village Rent Control and Measure ULA
Valley Village falls under the City of Los Angeles Rent Stabilization Ordinance (LARSO). Most buildings with two or more units that received a certificate of occupancy on or before October 1, 1978 are covered. The current allowable annual rent increase is 3.0% through June 30, 2026. Beginning July 1, 2026, the formula shifts to 90% of local CPI, with a hard ceiling of 4.0% and a floor of 1.0%.
Buildings not covered by LARSO may still fall under AB 1482 statewide protections. Measure ULA fully applies in Valley Village. For transactions closing after June 30, 2026, the 4% surcharge applies above $5.4 million and the 5.5% surcharge applies at or above $10.9 million, on top of the City’s base transfer tax.
Because many Valley Village buildings trade near or across these thresholds depending on unit count and price per door, careful structuring and timing around Measure ULA is an essential part of any sale strategy.
How to Sell a Valley Village Apartment Building
Valley Village benefits from its location near Studio City, strong local renter demand, and relative value compared with Westside submarkets. Sellers of long-held properties must also navigate low tax basis, depreciation recapture, and potential 1031 exchange opportunities into higher-yield markets.
An experienced multifamily broker who understands both the local Valley dynamics and the City of Los Angeles regulatory framework can help you evaluate pricing, ULA exposure, and the optimal path to maximize your net proceeds.
Valley Village Apartment Building Market Statistics
Average Rent vs Vacancy Rate- Historical & Estimated
2025 Q3: Valley Village, California multifamily residential unit average Rent: $2,174 average vacancy rate: 5.7%Average GRM and Cap Rate- Historical
2025: Valley Village, California multifamily apartment buildings sold average GRM: 12.4, Cap Rate 5.5%Number of Multifamily Buildings Sold- Historical
2025: Valley Village, California multifamily buildings sold: 19Average Price/Unit and Price/SF- Historical
2025: Valley Village, California multifamily apartment average price/Unit Sold: $268,564 price/SF Sold: $270Historical and estimated market statistics for the Valley Village, California multifamily apartment building submarket. The graphs above show the average Price/Unit, Price/SF, GRM, Cap Rate, Average Market Asking Rent and Vacancy for Valley Village multifamily apartment buildings for the years 2020-2025. *All data has been obtained from CoStar. Jake Plewa, the Taksa Investment Group and ReMax Commercial cannot guarantee the accuracy of the data above. The graphs and statistics are for information purposes only. Frequently Asked Questions: Valley Village Apartment Buildings
Does Measure ULA apply to apartment sales in Valley Village?
Yes. Valley Village is within the City of Los Angeles, so Measure ULA fully applies. For transactions closing after June 30, 2026, the 4% surcharge applies to sales above $5.4 million and the 5.5% surcharge applies at or above $10.9 million, on top of the City’s base transfer tax.
Is Valley Village under rent control?
Yes. Most apartment buildings in Valley Village with 2 or more units built on or before October 1, 1978 are covered by the Los Angeles Rent Stabilization Ordinance (LARSO). The current allowable annual rent increase is 3.0% through June 30, 2026. Beginning July 1, 2026, the formula changes to 90% of local CPI, with a minimum of 1% and a maximum of 4%. Buildings not covered by LARSO may still be subject to AB 1482 statewide rent protections.
How to sell an apartment building in Valley Village that is subject to ULA?
Start by accurately calculating your net proceeds with the Measure ULA surcharge included. Work with a broker who understands how to market the property to buyers who have already factored ULA into their underwriting. Timing the close date relative to the annual threshold adjustment and exploring all legally available structuring options should also be part of the strategy conversation with your broker and accountant.
What is the typical cap rate and price per unit in Valley Village?
Cap rates in Valley Village generally range from approximately 4.5% to 5.5%. Price per unit commonly falls between $180,000 and $300,000+, depending on building condition, unit mix, location within the neighborhood, and upside potential.
Best Valley Village Apartment Broker
We are a full-service real estate brokerage specializing in Valley Village apartment building sales and multifamily transactions. With a powerful nationwide network of lenders, brokers, and industry professionals, we deliver exceptional results for apartment building owners and investors both locally in the San Fernando Valley and Greater Los Angeles.
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Our experienced team delivers accurate apartment building valuations and multifamily property valuations throughout Valley Village, and the San Fernando Valley. Using in-depth market analysis and recent comparable sales (comps), we help apartment owners determine true market value — ideal for inherited buildings, estate planning, or tax purposes.
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Our experienced team specializes in representing sellers of Valley Village apartment buildings and multifamily properties. We provide unmatched buyer exposure through our nationwide network, strategic marketing on LoopNet, CoStar, CREXi, and MLS, and targeted campaigns that attract serious investors fast.
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Our experienced team expertly guides investors through 1031 exchanges, helping you identify the ideal replacement property — particularly in sought-after NNN properties and triple net lease investments. We manage the full 1031 exchange process with confidence, supported by a proven track record and an extensive network of NNN experts.
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Whether you're completing a 1031 exchange or seeking a passive investment, our nationwide network connects you with premium NNN properties, triple net lease investments, and high-quality single-tenant replacement properties. We help you find the right assets for steady cash flow and minimal management, backed by deep relationships across the U.S.