Van Nuys Multifamily Broker: Apartment Building Sales
Van Nuys is a high-volume San Fernando Valley multifamily submarket driven by deep workforce housing demand and strong transit access via the Metro Orange Line and Metrolink. Highlight closed 14654 Gault St in Van Nuys as part of its Valley track record.
Get a Free Broker Opinion of Value in Van NuysTransit Access
- Metro G Line (Orange) busway
- Metrolink Van Nuys station (Ventura County Line)
- Dense local bus network along Van Nuys Blvd and Sherman Way
Local Retail
- Van Nuys Blvd civic and commercial corridor
- Van Nuys Civic Center
Major Employers
- Van Nuys Airport and surrounding aviation/industrial employers
- Los Angeles Police Academy
- Valley industrial and office employment base
Van Nuys Multifamily Sales So Far This Year
Buildings built before 1978 fall under the LA Rent Stabilization Ordinance (RSO) and trade differently than newer buildings under AB 1482, so we break them out separately. Confirmed Van Nuys sales through September 2026. Figures are shown only when there are enough sales to be meaningful.
Built Before 1978 (RSO)
- Median Price Per Unit
- $178,167
- 12 Van Nuys sales
- Median Price Per SF
- $230
- 12 Van Nuys sales
- Typical Cap Rate
- 5.40% – 6.06%
- 10 Van Nuys sales
Built 1978 or Later (AB 1482)
- Median Price Per Unit
- $327,586
- 7 Van Nuys sales
- Median Price Per SF
- $345
- 7 Van Nuys sales
- Typical Cap Rate
- 5.83% – 5.97%
- 5 Van Nuys sales
Curious what your own Van Nuys property could be worth? Try our free value calculator →
Van Nuys Apartment Owners: A Light Rail Line Is Being Built Down Van Nuys Blvd
Metro is building the East San Fernando Valley Light Rail line, a new 6.7-mile line with 11 stations along Van Nuys Blvd, running from the G Line to San Fernando Road. It is under construction, and Metro’s estimated completion is early 2032.
- 6.7 milesof new light rail along Van Nuys Blvd, with 11 stations
- Early 2032Metro’s estimated project completion
- 2026 to 2032Metro’s major construction period
Construction now, trains later
Metro’s timeline shows utility relocation and civil construction along Van Nuys Blvd through 2032. Construction can mean disruption for blocks near the corridor. Buyers will see it, so be honest about it and show them what the finished line will serve, without promising a date beyond Metro’s own estimate.
Measure your building against the stations
Metro’s page names stations at the Van Nuys G Line station, Victory, Sherman Way, the Van Nuys Metrolink station, Arleta, and San Fernando. If your building is within a short walk of one of them, put the distance in the offering. Print your parcel’s zoning from the city’s ZIMAS site as well, so a buyer can see what it allows.
This is a workforce-housing market
Van Nuys is a high-volume San Fernando Valley market driven by workforce housing demand. At 14654 Gault St, a 4-unit building, our selling client used a 1031 exchange to move into a newer fourplex in North Hollywood.
Sources: LA Metro, East San Fernando Valley Light Rail Transit Project page (estimated completion as stated by Metro, October 2026). Schedules can change.
Rent Control in Van Nuys, in Plain English
Van Nuys is inside the City of Los Angeles, so most older apartment buildings here fall under LA’s Rent Stabilization Ordinance (RSO). Rent control is the biggest single factor in what a buyer will pay, because buyers price in how far below market the current rents are. Here is how to tell which rules cover your building.
- Rent can rise once a year by the city’s set percentage: 3% from July 1, 2026 to June 30, 2027
- Tenants can only be evicted for reasons the ordinance allows
- No-fault move-outs require relocation payments
- The building must be registered with the LA Housing Department every year
- LA’s Just Cause Ordinance limits evictions
- Once a building is more than 15 years old, the statewide AB 1482 cap (5% plus inflation, up to 10%) may apply
- Confirm the status of your units with the city or an attorney
Three rent control rules every Van Nuys seller should know
- Market rent comes back only when a tenant leaves on their own. Under the state’s Costa-Hawkins law, you can set a new rent when a tenant moves out voluntarily. That reset is the upside buyers are paying for.
- You can only raise rent if your registration is current. LA requires every RSO building to be registered and its fees paid each year. Buyers check this, and gaps become credits in escrow.
- Relocation payments rise every July. If a buyer plans to renovate or redevelop, the relocation cost for each tenant is part of their math, and it shows up in their offer.
How Many Units Before Measure ULA Hits a Van Nuys Building?
Measure ULA, the City of LA’s “mansion tax,” takes 4% of the entire price once a sale goes over $5.4 million, and 5.5% at $10.9 million or more. At Van Nuys’s median of $178,167 per unit for older buildings, that line arrives at about 31 units. Here is what that looks like.
Illustration only, using the median price per unit for Van Nuys buildings built before 1978 (January-September 2026). Your building’s price depends on its own rents and condition. ULA thresholds for closings after June 30, 2026, from the City of Los Angeles Office of Finance.
Going from 30 to 31 units adds about $178,167 in value but can add roughly $220,927 in tax. If your building is anywhere near the line, price it with the tax in mind and compare offers on what you keep, not the headline number. Our guide to Measure ULA thresholds walks through the “dead zone” above each line.
Three Moves to Make Before You List a Van Nuys Building
Take this year’s rent increase first
Buyers pay for the rent roll they see. If you have skipped the 3% RSO increase, serve the notices before you list (one increase per 12 months, and only with current registration).
Have your soft-story certificate ready
LA requires older wood-frame buildings with weak ground floors (think tuck-under parking) to be retrofitted, and most deadlines have passed. Buyers and lenders expect the city’s certificate of compliance. Find yours, or the permits showing the work is underway, before a buyer asks.
Know your “rent gap”
List each unit’s rent, move-in year, and what a vacant unit would rent for today. The gap between the two is the upside buyers are paying for. Having it ready shows that upside and keeps the price conversation on your terms.
What Van Nuys Apartment Buildings Sell For
Older, rent-controlled buildings in Van Nuys sold for a median of $178,167 per unit in January-September 2026, across 12 sales, with cap rates typically between 5.40% and 6.06%. Here is how that compares with the other neighborhoods we cover.
Source: Highlight Multifamily Group analysis of CoStar sold multifamily comps. Neighborhoods with fewer than 3 sales are left out.
What to Gather Before Selling a Van Nuys Apartment Building
- Current rent roll with each tenant’s move-in date and current rent
- This year’s LA Housing Department registration and proof the fees are paid
- Copies of the last rent increase notices served
- Soft-story certificate of compliance, or permits for work underway
- Your SB 721 balcony and stair inspection report, if the building has elevated wood balconies, decks, or stairs (see our SB 721 guide)
- A zoning printout for your parcel from the city’s ZIMAS site
- Two years of operating expenses and utility bills
- Any buyout agreements, relocation payments, or pending tenant matters
Not sure where to start? We will walk you through it as part of a free Broker Opinion of Value. Request yours here.
Thinking of Selling an Apartment Building in Van Nuys?
Van Nuys Multifamily FAQs
What is the price per unit for an apartment building in Van Nuys?
Among buildings built before 1978 sold in Van Nuys so far in 2026, the median price per unit was $178,167 across 12 sales, and the median price per square foot was $230. Figures are through September 2026 and move with the market.
What cap rate do Van Nuys apartment buildings sell for?
Buildings built before 1978 sold in Van Nuys in 2026 had a typical cap rate range of 5.40% – 6.06%, based on 10 sales that reported one (the middle half of those sales). Cap rates vary with building age, condition, and rent levels, so your building can sit above or below the range.
Does rent control apply to apartment buildings in Van Nuys?
Van Nuys is in the City of Los Angeles. Buildings with a certificate of occupancy issued before October 1, 1978 are generally covered by the Rent Stabilization Ordinance, and newer buildings typically fall under the statewide AB 1482 cap. Rent control affects value because buyers price in below-market rents, as we explain in our guides.
2026 AB 1482 rent cap · Selling with rent-controlled tenants
How much can landlords raise rent on rent-controlled apartments in Van Nuys?
Under the LA Rent Stabilization Ordinance, the allowable increase is 3% from July 1, 2026 through June 30, 2027. Rent can go up once every 12 months, with proper notice, and only if the building's registration with the LA Housing Department is current.
Does Measure ULA apply to Van Nuys apartment buildings?
Yes. Van Nuys is in the City of Los Angeles, so sales above $5.4 million pay a 4% ULA tax on the entire price, and sales at $10.9 million or more pay 5.5%. At Van Nuys's 2026 median of $178,167 per unit for older buildings, a building of about 31 units or more is likely to cross the $5.4 million line.
How do I find out if my Van Nuys apartment building is rent controlled?
Look up your address on the City of Los Angeles’ ZIMAS site. Under the Housing section, the Rent Stabilization Ordinance (RSO) field says Yes if at least one unit in the building is covered, so a building can be only partly covered. Buildings first occupied on or before October 1, 1978 are generally covered, and newer buildings typically fall under the statewide AB 1482 cap. The LA Housing Department answers questions at (866) 557-7368.
Is light rail coming to Van Nuys?
Yes. Metro is building the East San Fernando Valley Light Rail line, 6.7 miles with 11 stations along Van Nuys Blvd, running from the G Line to San Fernando Road. It is under construction, and Metro lists the estimated project completion as early 2032.
Which stations will the Van Nuys light rail line have?
Metro’s project page names the Van Nuys G Line station, Victory, Sherman Way, the Van Nuys Metrolink station, Arleta, and San Fernando among the 11 stations. Check Metro’s project page for the full list and the latest schedule.
What apartment buildings has Highlight sold in Van Nuys?
Highlight has closed a sale in Van Nuys: 14654 Gault St (4 units, $1.52M). Every closed sale is listed with its details on our closed sales page.
Why do investors buy apartment buildings in Van Nuys?
Van Nuys is in San Fernando Valley, with a Walk Score of 71 (Very Walkable; 39th most walkable neighborhood in LA) and a Transit Score of 52. Transit includes Metro G Line (Orange) busway. Nearby employers and anchors include Van Nuys Airport and surrounding aviation/industrial employers, Los Angeles Police Academy, and Valley industrial and office employment base. Walkable, transit-connected neighborhoods with local jobs tend to keep renter demand steady.
Are there apartment buildings for sale in Van Nuys right now?
We do not have an active Van Nuys listing at the moment. Contact us and we will tell you about upcoming and off-market opportunities as they arise.
What is my Van Nuys apartment building worth?
Start with our free property value calculator, which prices your building using Van Nuys's own 2026 sales. Then request a free Broker Opinion of Value for a number based on your actual rent roll, expenses, and condition.
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Nearby markets we serve: North Hollywood
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