6402 Graves Avenue, Van Nuys, California 91406, Van Nuys, 91406 - 5 bed, 4 bath
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Van Nuys, California 91406
This Strategic Multi-Unit Asset in the Lake Balboa neighborhood is listed at $1,069,000, positioned accurately alongside its $1,053,105 Fair Market Value. While the 1955 main residence maintains a Fair Condition Rating, the property’s primary draw is a fully permitted, renovated ADU with a private entrance, offering immediate rental income or multi-generational utility. Featuring solar panels, a serene Park/Greenbelt View, and proximity to the 9/10 rated Kester Avenue Elementary, this home presents a significant Value-Add Opportunity for modernization. It is an ideal acquisition for Owner-Occupants seeking a house-hack or Buy-and-Hold Investors.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 6402 Graves Avenue Subject | $1,069,000* List Price | 5 | 4 | 2,096 | $503 | - |
A 6902 Lasaine Avenue Sold | $755,000 | 4 | 2 | 1,999 | $378 | 0.6 mi |
B 6447 Forbes Avenue Sold | $870,000 | 3 | 2 | 1,425 | $611 | 0.5 mi |
C 7038 Mclennan Avenue Sold | $765,000 | 3 | 2 | 1,887 | $405 | 0.9 mi |
D 6446 Petit Active Under Contract | $898,888 List Price | 4 | 3 | 2,280 | $394 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
Built in 1955, the main residence of this property shows significant signs of being aged and outdated. The main house kitchen features dated cabinets, countertops, and older white appliances. Most bathrooms in the main house also appear functional but dated in style and finishes, with older tile flooring and popcorn ceilings prevalent throughout. While the property benefits from modern additions like solar panels and mini-split AC units, and especially a fully permitted ADU that has been recently and extensively renovated with modern finishes, stainless steel appliances, and contemporary bathrooms, the overall condition is pulled down by the main house's dated aesthetics and systems. Substantial updates would be required for the main house to meet current quality standards, aligning with the 'Fair' category.
Elementary School: Kester Avenue Elementary School (9/10).
The property features a fully permitted Accessory Dwelling Unit (ADU) with its own private entrance, kitchen, bathroom, living space, and outdoor area, providing excellent flexibility for rental income, a guest suite, or extended family living.
With a spacious main house (5 beds, 4 baths) and a separate, permitted ADU, this property presents a compelling opportunity for investors seeking rental income or for multi-generational families.
The listing price has seen a recent reduction from $1.2M to $1.099M, which may suggest initial overpricing or indicate that the property has faced challenges in attracting buyers at its original asking price.
The property is explicitly sold 'as-is,' with the seller and broker not guaranteeing information, placing a higher burden of due diligence on the buyer and potentially implying a need for significant repairs or upgrades.
Built in 1955, the main residence may require substantial updates to its systems, finishes, and overall aesthetic to meet contemporary standards, which could entail considerable additional investment for the buyer.
*** FULLY PERMITTED ADU *** SEPARATE BACKHOUSE *** VALUE ADD OPPORTUNITY *** Welcome to 6402 Graves Ave, located in the highly desirable Lake Balboa neighborhood of Van Nuys. This beautiful property offers a rare combination of space, versatility, and location. Featuring 5 spacious bedrooms and 4 full bathrooms, this home is perfect for large families or investors. One of the standout features is the fully permitted Accessory Dwelling Unit (ADU), offering flexibility for rental income, a guest suite, or extended family living. The ADU includes its own private entrance, kitchen, bathroom, living space, and outdoor space. Ideal for tenants or independent living arrangements. Conveniently located in Lake Balboa, you’ll enjoy easy access to local parks, schools, shops, and the 405 and 101 freeways, making commuting easy. Whether you’re looking for a place to call home or a strong investment opportunity, this property checks all the boxes. Seller and Seller's Broker do not guarantee any information regarding property, square footage, use, zoning, or any other factor of the property. Buyer and buyer's broker to do their own due diligence and satisfy themselves.
No exterior & parking available.
Grades K-5 • 0.5 mi
Grades K-5 • 0.6 mi
Grades K-5 • 0.8 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 3.0 | 95% |
| Baths | 4.0 | 2.0 | 92% |
| Square foot | 2,096 | 1,508 | 79% |
| Lot Size | 7,200 | 6,638 | 64% |
| Price | $1.07M | $885.0K | 78% |
| Price per sq ft | $510 | $607 | 20% |
| Built year | 1955 | 1950 | 80% |
| HOA | $0 | $0 | 50% |
| Days on market | 258 | 160 | 87% |
Mar 7, 2026
$1,069,000
$1,099,000
-3% Price Drop
Initial Listing
Sep 17, 2025
$1,099,000
$1,200,000
-8% Price Drop
Initial Listing
Aug 7, 2025
$1,200,000
Initial Listing