Van Nuys Multifamily Real Estate Market Overview
Van Nuys is a large, diverse, and well-established neighborhood in the heart of the San Fernando Valley, offering attractive opportunities for multifamily investors seeking strong rental demand, affordable entry points, and solid cash flow.
Roughly bounded by the Ventura Freeway (US 101) to the south, Sherman Way to the north, Sepulveda Boulevard to the west, and Woodman Avenue to the east, Van Nuys is anchored by Van Nuys Boulevard, its primary commercial corridor featuring retail, restaurants, services, and the historic Van Nuys Civic Center. The neighborhood borders Sherman Oaks and Encino to the south, Panorama City to the north, and Lake Balboa to the west.
For apartment building owners and investors, Van Nuys provides a resilient and high-yield multifamily market. Its central San Fernando Valley location, relatively affordable pricing compared to the Westside, and consistent rental demand make it a strong choice for investors looking for steady cash flow and long-term value.
2025 Van Nuys Multifamily Market Statistics at a Glance
Van Nuys Annual Multifamily Apartment Building Sales Statistics*
Buildings Sold: 69
Avg. Sale Price: $2,761,989
Avg. Price/ Unit: $210,255
Avg. Months to Sale: 4.2 Mos.
Avg. Price Per SF: $259
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It is imperative to understand how rent control and Measure ULA exposure will impact the value of your Van Nuys apartment building
Van Nuys Multifamily Market Overview 2026
Van Nuys is a neighborhood within the City of Los Angeles known for its concentration of small-to-mid-size apartment buildings and steady local renter demand. Cap rates in the area typically range from approximately 5.0% to 6.0%. Price per unit commonly falls in the $160,000 to $280,000+ range, depending on building condition, unit mix, and upside potential.
The typical apartment building is a 4- to 20-unit property built between the 1950s and 1970s, with heavy 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 and operational improvements in the Valley.
Van Nuys Rent Control and Measure ULA
Van Nuys 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 Van Nuys. 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 Van Nuys buildings can approach or cross 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 Van Nuys Apartment Building
Van Nuys benefits from its central Valley location, relatively lower entry pricing, and consistent buyer interest from investors seeking higher yields. Sellers of long-held properties must also navigate low tax basis, depreciation recapture, and potential 1031 exchange opportunities into other markets.
An experienced Van Nuys multifamily listing 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.
Van Nuys Multifamily Statistics
Average Rent vs Vacancy Rate- Historical & Estimated
2025 Q3: Van Nuys, California Multifamily Average Rent: $1,773 Average Vacancy Rate: 5.3%Average GRM and Cap Rate- Historical
2025: Van Nuys, California multifamily average GRM: 11.3 , Cap Rate 5.7%Number of Multifamily Buildings Sold- Historcial
2025: Van Nuys, California Multifamily Buildings Sold: 69Average Price/Unit and Price/SF- Historical
2025: Van Nuys, California multifamily average Price/Unit Sold: $210,255 Price/SF Sold: $259Historical and estimated market statistics for the Van Nuys, California multifamily apartment building submarket. The graphs above show the average Price/Unit, Price/SF, GRM, Cap Rate, Average Asking Market Rent and Vacancy for Van Nuys 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: Van Nuys Apartment Buildings
Does Measure ULA apply to apartment sales in Van Nuys?
Yes. Van Nuys 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 Van Nuys under rent control?
Yes. Most apartment buildings in Van Nuys 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 a Van Nuys apartment building that is subject to ULA?
Start by accurately calculating your net proceeds with the Measure ULA surcharge included. Work with a Van Nuys multifamily listing 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 escrow counsel.
Disclaimer The information on this page is provided for general informational purposes only and does not constitute legal, financial, tax, or investment advice. Jake Plewa, the Taksa Investment Group, and RE/MAX Commercial make no representations or warranties regarding the accuracy, completeness, or reliability of any data, statistics, graphs, or market information presented. Market conditions change, and past performance is not indicative of future results. You should independently verify all information and conduct your own thorough due diligence, including consulting qualified professionals, before making any decisions related to the sale or purchase of an apartment building.
What is the typical cap rate and price per unit in Van Nuys?
Cap rates in Van Nuys generally range from approximately 5.0% to 6.0%. Price per unit commonly falls between $160,000 and $280,000+, depending on building condition, unit mix, location, and upside potential.
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