The Valley Gateway Collection, a 92-unit multifamily portfolio spread across three properties in the San Fernando Valley, has been listed at the total asking price of $26.7 million, or roughly $290,000 per unit, representing a going-in cap rate of 5.2 percent. The offering includes Woodpark in Sherman Oaks, along with Woodman Apartments and Haskell Village in Van Nuys, totaling 76,797 square feet on 1.77 acres. Newmark, which is managing the listing, has stated that the portfolio is available on an individual, sub-portfolio, or full-portfolio basis.
The portfolio includes three buildings. Woodpark is a 30-unit property located at 4424 Woodman Avenue in Sherman Oaks. Built in 1971, the three-story building spans 34,098 square feet on a 0.55-acre site, with 94 percent occupancy. Average unit size is 940 square feet with current average rents at $2,259. The second asset is Woodman Apartments, located at 7505–7507 Woodman Avenue in Van Nuys. This 34-unit, fully occupied asset was built in 1986 and totals 21,159 square feet. The two-story building sits on 0.73 acres with an average unit size of 625 square feet and average rents of $1,994. The third building offered is Haskell Village, situated at 6825 Haskell Avenue in Van Nuys. It consists of 28 units across a 21,540-square-foot, three-story structure. Built in 1985 on a 0.49-acre parcel, the property is 92 percent occupied with units averaging 770 square feet and current average rents of $1,966.
According to the marketing brochure, the properties offer mark-to-market and renovation-driven upside. Newmark underlines that rents across the portfolio remain well below market, with projections suggesting rental increases exceeding 13 percent through full interior upgrades—the current ownership has maintained the assets but has not pursued significant renovations or rent escalations.
The Woodpark asset benefits from its location in Sherman Oaks, a high-demand submarket with strong fundamentals, including average household incomes surpassing $161,000 and white-collar employment comprising 85 percent of the local population. Residents are in close proximity to Ventura Boulevard’s retail corridor and have quick access to the 101 and 405 Freeways. Based on the flyer, WalkScore ratings show an 88 for the area, and nearby schools are highly rated with 8+ scores across all primary and secondary institutions.
Meanwhile, the Van Nuys properties are positioned within a dense renter pool close to major employment centers including Warner Center, Burbank/Glendale, and Hollywood. Marketing materials highlight historically high occupancy and rent growth trends, smaller unit footprints that support affordability, and the lack of local rent control restrictions—only state AB 1482 applies. Additionally, many units fall under affordability thresholds that could qualify the portfolio for tax abatements and potentially avoid LA’s Mansion Tax.
The broker also underscores the scarcity of new multifamily deliveries in the San Fernando Valley, noting minimal future competitive supply. The properties’ lack of prior comprehensive renovations are described as a blank-slate opportunity for a new owner to reposition the assets through rebranding, modernization of unit interiors, common area upgrades, and amenity enhancements. Pro forma estimates suggest potential to capture over $200 per unit in additional monthly rent, translating to more than $220,000 in incremental annual income.
The San Fernando Valley, home to over 850,000 jobs, remains one of Southern California’s major economic hubs. Over the past five years, the region has averaged economic growth exceeding four percent—surpassing the broader Los Angeles metropolitan area’s 3.1 percent average.
Newmark’s Dean Zander, Chris Benton, and Anthony Muhlstein are handling the listing.
