6402 Graves Avenue, Van Nuys, California 91406, Van Nuys, 91406 - 5 bed, 4 bath
6402 Graves Avenue
Van Nuys, California 91406
Property Price
SUMMARY
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 6402 Graves Avenue Subject | $1,099,000* List Price | 5 | 4 | 2,096 | $518 | - |
A 6447 Forbes Avenue Sold | $870,000 | 3 | 2 | 1,425 | $611 | 0.5 mi |
B 17439 Haynes Street Sold | $980,000 | 3 | 2 | 1,963 | $499 | 0.3 mi |
C 6524 Petit Avenue Active | $1,200,000 List Price | 4 | 2 | 2,130 | $563 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
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Built in 1955, the main residence of this property shows significant signs of being aged and outdated.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.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Kester Avenue Elementary School (9/10).
- Fully Permitted ADU
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.
- Strong Investment Potential
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.
CONSRISKS & DEFICIENCIES
- Recent Price Reduction
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.
- As-Is Sale Condition
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.
- Age of Property
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.
About 6402 Graves Avenue
*** 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.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1955
- Lot Size
- 7,200 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 4 (4 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Van Nuys Unified Schools
Lemay Street Elementary School
Grades K-5 • 0.5 mi
Lemay Street Elementary School
Grades K-5 • 0.6 mi
Gault Street Elementary School
Grades K-5 • 0.8 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 3.0 | 94% |
| Baths | 4.0 | 2.0 | 91% |
| Square foot | 2,096 | 1,509 | 82% |
| Lot Size | 7,200 | 6,550 | 68% |
| Price | $1.10M | $875.0K | 79% |
| Price per sq ft | $524 | $608 | 25% |
| Built year | 1955 | 1950 | 86% |
| HOA | $0 | $0 | 50% |
| Days on market | 211 | 164 | 74% |
Pricing History
Listed for Sale
Sep 17, 2025
$1,099,000
$1,200,000
-8% Price Drop
Initial Listing
Price Change
Aug 7, 2025
$1,200,000
Initial Listing