Every listing starts with a written valuation, not a guess. At $179,440 per unit, the Valley is priced below almost every other cluster in Los Angeles, and cash-flow buyers here run real numbers — Van Nuys, Sherman Oaks, North Hollywood, and Studio City all price differently, and we know exactly why. Whether you own a dingbat in Van Nuys or a renovated asset in Sherman Oaks, we deliver your written number within 48 hours.
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Median price per unit
Median GRM
Median price / sq ft
Rent Growth (Van Nuys)
Apartment vacancy
Sale data: CoStar, multifamily 5+ units, San Fernando Valley cluster, 2-year medians through July 2026. Updated quarterly.
At $179,440 per unit, the Valley is priced below almost every other cluster in Los Angeles, and that gap is exactly why demand here never really slows down. Cash-flow buyers get more income per dollar than they would on the Westside or in the central submarkets, and that math holds whether rates are up or down. Van Nuys rents sit around $2,100, roughly a quarter below the citywide average, and have barely moved over the past year, which tells you the demand is steady rather than spiking. Almost 7 in 10 Van Nuys households rent. That renter base does not go anywhere when the market shifts, and it is a big part of why Valley buildings keep finding buyers in cycles where flashier submarkets stall out.
Almost 7 in 10 Van Nuys households rent. That renter base does not go anywhere when the market shifts.
Roughly a quarter below the citywide average. Affordable rents drive deep demand and vacancy-resilient occupancy across the Valley.
Sherman Oaks and Studio City carry a real premium. Van Nuys and North Hollywood price on cash flow first. We know the difference and price accordingly.
Most of the older stock here predates October 1978, so it falls under the City’s RSO, which caps annual increases at 3% through June 30, 2027. That ceiling matters less than what it does not touch: vacancy decontrol still lets you reset a unit to market the moment a tenant leaves lawfully, so if your rent roll carries real loss-to-lease, that upside is genuine value a buyer will pay for, not a hypothetical. Beyond that, condition tends to decide more here than in premium submarkets, since Valley stock spans everything from tired 1960s dingbats to fully renovated product, and buyers price the difference sharply. Documentation carries real weight too: a clean rent roll and verified payment history let a buyer underwrite quickly and confidently, and that confidence shows up in the offer. We look at all of it before we give you a number.
Here are transactions Max has closed in and around the Valley with what made each one work.
Close Price: 97% of List
Offers Generated: 9 Offers (from 15+ tours)
Time to Close: ~60 Days
Building Type: Stabilized, Non-RSO (built 2014)
Condo-quality stabilized asset across from the Sherman Oaks Galleria, fully renovated with no value-add upside left to sell on. With near-term rent growth off the table as a pitch, marketing shifted to construction quality, location, and income durability, drawing 15+ in-person tours and 9 qualified offers over six months. Closed at 97% of list.
Sale Price: $1,505,000
Time to Close: 90 Days (60-day escrow)
Building Type: Owner-User, Single-Family + 4-Unit Rear Building
Offer Secured: Within 2 Days
A rare owner-user configuration: a vacant single-family front house paired with a 4-unit rear building, one mile from the NoHo Arts District. A well-qualified buyer emerged within 2 days of listing. Diligence issues arose during escrow but didn’t derail the deal, and it closed on schedule at $1,505,000.
Cash-flow first
Premium corridor
Westside-adjacent premium
NoHo Arts / Metro access
Established rental base
Steady income profile
Deep affordability demand
Value-add opportunities
Hi, I am Max Berger, a multifamily broker at Compass. Valley buildings sell to a different buyer pool with different math than the rest of the city, and pricing them like anywhere else costs sellers money on both ends. Contact me or call (818) 321-4972 for your free written valuation.
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