Assumable Financing @ 3.6% 10814-10818 Blix St 18 Unit Apartment Building $4,695,000 ($260,833/Unit) 5.87% Cap Rate West Toluca Lake, CA 91602

The LAAA Team of Marcus & Millichap is pleased to present 10814-10818 Blix Street, an 18-unit multifamily property in the desirable NoHo–Valley Village neighborhood of North Hollywood. Spanning approximately 9,435 square feet across three buildings on a 19,496-square-foot R3-1 lot, the property offers a blend of stable income, immediate leasing upside, and long-term zoning potential in a high-demand, transit-oriented area.

While the title reflects 17 units, permit documentation verifies 18 legal units under the Los Angeles Rent Stabilization Ordinance (RSO). The asset includes three structures built between 1916 and 1953, featuring studios, one-bedrooms, and two-bedrooms, including a two-bedroom front house that will be delivered vacant at close of escrow.

The front house is clean and functional with older interiors , ideal for renovation or family occupancy, and includes a large private patio and in-unit laundry. Buyers may either reposition the unit for an estimated $3,800/month market rent or use it for personal or family purposes. The unit also includes two on-site parking spaces and will remain vacant at close for showing flexibility.

In-place rents across the remaining units are approximately 10% below market, offering natural upside through turnover and light upgrades. The property also benefits from several supplemental income sources. All but one of the occupied units participate in a utility bill-back program, reducing owner expenses and boosting cash flow. There are two on-site garages and one storage room, all of which are currently leased for additional monthly income. In addition, the property features on-site shared laundry with two washers and two dryers, providing an extra revenue stream for ownership. The front house has its own in-unit laundry and does not share the common facilities.

Residents enjoy access to a common-area patio space, providing a welcoming outdoor amenity that enhances the community feel of the property. LADBS confirms that the asset is not subject to the City’s Soft-Story Retrofit Program, minimizing future capital exposure.

Zoned R3-1 with TOC Tier 3 and Transit Priority Area overlays, the property also supports a low-impact redevelopment concept. A buyer could remove the front duplex pad and construct an eight-unit, four-story by-right building while maintaining operations for the 16 rear RSO units. This phased approach allows for added density and modern curb appeal without a full-site teardown.

Centrally located near Magnolia Boulevard, Vineland Avenue, and the Metro B (Red) Line, the property provides walkable access to retail, dining, and major employment hubs in Universal City, Burbank, and the NoHo Arts District. With 18 verified legal units, diversified income streams, and by-right redevelopment potential, 10814–10818 Blix Street offers both immediate returns and strategic long-term upside in one of the Valley’s most resilient rental markets.