We buy apartment buildings in Van Nuys and North Hollywood
The Beverly Group buys Van Nuys and North Hollywood apartment buildings direct from owners. Four units and up, anywhere in the East Valley. Our own money, no listing, no commission.
What is your building worth?
Get a no-obligation written offer, usually within one day.
East Valley multifamily, and we know it well.
Built fast, and held ever since.
Most Van Nuys and North Hollywood apartment stock went up between 1948 and about 1972. Two-story garden buildings, walk-ups, twelve to sixty units, on lots bigger than anything comparable west of the pass. A lot of it has not traded since the eighties. If you want to sell an apartment building in the East Valley and your rents are low and the roof is overdue, that is normal here and it does not scare us.
City of LA, and the plan is being rewritten.
Van Nuys, North Hollywood, Valley Village and Panorama City sit inside the City of Los Angeles. Any building with a certificate of occupancy before October 1978 falls under the Rent Stabilization Ordinance, which covers most East Valley multifamily that changes hands. We own rent stabilized buildings. It is what we do.
Tenant demand comes from everywhere.
Studios in Burbank, Valley Presbyterian, the Van Nuys courthouse, the G Line busway. No single employer props up this rental market, which is why occupancy holds in years when other LA submarkets sag.
Your zoning is being redrawn right now.
Every other submarket we buy in operates under a settled community plan. Van Nuys and North Hollywood do not, and that is the defining fact of a sale here in 2026.
The governing plans are from 1996 and 1998.
The North Hollywood–Valley Village Community Plan was last updated in 1996. Van Nuys–North Sherman Oaks was last adopted in 1998. Both are inside the Southeast Valley Community Plans Update, a process that began in July 2018 and, as of the city’s April 2026 fact sheet, is still at draft stage: draft land use maps and policy documents are out, zoning is still being refined, and the environmental report has not been completed. No adoption date has been published. That is genuine entitlement uncertainty — optionality to a developer buyer, a discount to an income buyer, and something you should price deliberately rather than discover during escrow.
Source: LA City Planning, Southeast Valley Community Plans Update Fact Sheet, April 2026.
North Hollywood has no historic overlay. Van Nuys does.
The Van Nuys HPOZ was adopted in 2005 — the first in the Valley — covering the area’s earliest residential development from 1911 onward. North Hollywood and Valley Village carry no HPOZ at all. That matters more this year than last: SB 79 took effect 1 July 2026 and Los Angeles’ Low-Rise implementing ordinance, effective 30 June 2026, expressly excludes HPOZ parcels from its expanded transit incentives. A North Hollywood parcel near the B and G Line hub is eligible. A Van Nuys parcel inside the overlay is not. That is the cleanest development-rights story of any submarket we buy in.
Source: LA City Planning, Van Nuys HPOZ and Local Historic Districts list; SB 79 Ordinances Fact Sheet.
Valley Village caps you at thirty-six feet.
The Valley Village Specific Plan, Ordinance 168,613, effective 4 April 1993, covers the area bounded by Burbank Boulevard, the 170, the 101 and the Tujunga Wash. Its language is blunt: no multiple-family building shall exceed thirty-six feet in height. It also requires a minimum of 100 square feet of open space per dwelling unit and adds five feet to front and rear setbacks for wide parcels adjacent to single-family zones. It regulates height and setback rather than density. How that cap interacts with SB 79’s state-mandated heights is an open legal question, and any buyer who has done their homework will raise it.
Source: Valley Village Specific Plan, Ordinance 168,613; ZI-2491.
District NoHo is 1,400 units of new supply, already approved.
The Metro board approved District NoHo on 3 October 2024 — 11.8 acres at the North Hollywood station, the largest joint development project in Metro’s history. At completion it delivers more than 1,400 apartments, with an initial phase of roughly 570 mixed-income units including at least 311 restricted below 60% of area median income, plus more than two acres of publicly accessible open space. Read it either way and both are honest: a neighbourhood-quality catalyst, and a competitive supply event landing next to your rent roll. We factor it in rather than pretending it is not coming.
Source: LA Metro Board, North Hollywood joint development approval, 3 October 2024.
Our criteria, stated plainly.
If your property fits, you will hear from us within one business day. If it does not, we will tell you that just as quickly rather than sitting on it.
Four steps, start to close.
You reach out
An address is enough to open the conversation. Nothing goes to market.
We underwrite
We pull comps from the East Valley specifically, not from citywide averages that flatter or punish this stock.
Written offer
A written number, with the assumptions behind it laid out so you can check our math.
Escrow and close
Your escrow and title. We take the operational headaches from there.
I have not raised rents in years.
Neither have most owners of Van Nuys and North Hollywood apartment buildings. We underwrite what the building actually collects. A low rent roll does not disqualify anything.
It needs a soft-story retrofit.
Most East Valley walk-ups do. We price the retrofit in. It is a line in our model, not a reason to walk.
Does your offer come with a commission attached?
No. We buy for our own portfolio, so there is no listing commission and no fee of ours in the deal. If a broker is representing you, we work through them.
If I ask for a number, am I committing to anything?
No. Plenty of East Valley owners want a number for estate planning or a refinance conversation and never sell. That is a fine reason to call.
What does the timeline usually look like?
Most deals close in three to six weeks once terms are agreed. If you need longer for a 1031 window or a rent-back, we work around it.
Find out what your building is worth.
Complimentary, and with no obligation to sell.