6932 Tobias, Van Nuys, California 91405, Van Nuys, 91405 - 3 bed, 2 bath
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Van Nuys, California 91405
This Classic Van Nuys Ranch Cosmetic Fixer is a Strong Value Opportunity listed at $799,950, representing a stable market entry aligned with its $796,327 Fair Market Value. Maintaining a Condition Rating of 4, the 1,805 sq. ft. residence features character-rich high beamed ceilings, hardwood floors, and a detached garage with significant ADU Conversion Potential. Situated within the prestigious Kester Avenue Elementary (9/10) boundaries, the property offers a rare blend of architectural charm and forced appreciation potential. This is a strategic acquisition for Owner-Occupants or Value-Add Investors.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 6932 Tobias Subject | $799,950* List Price | 3 | 2 | 1,805 | $447 | - |
A 6853 Willis Avenue Sold | $750,000 | 4 | 2 | 1,910 | $393 | 0.2 mi |
B 13961 Cantlay Street Sold | $780,000 | 3 | 2 | 1,807 | $432 | 0.9 mi |
C 14421 Cohasset Street Sold | $880,000 | 4 | 2 | 1,802 | $488 | 0.8 mi |
D 14239 Cohasset Sold | $820,000 | 3 | 2 | 1,651 | $497 | 0.8 mi |
E 6912 Cedros Avenue Sold | $820,000 | 4 | 4 | 1,650 | $497 | 0.1 mi |
F 7056 Natick Sold | $780,000 | 4 | 3 | 1,623 | $481 | 0.2 mi |
G 6709 Vesper Active | $875,000 List Price | 3 | 3 | 1,814 | $482 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
The property is accurately described as a cosmetic fixer; while it retains charming original features like high beamed ceilings and hardwood floors, the flooring shows significant wear and discoloration. The bathrooms, though updated in the past, feature dated tiling and fixtures from approximately 15-25 years ago, and the overall interior requires aesthetic modernization despite being functional and well-maintained.
Elementary School: Kester Avenue Elementary School (9/10).
The oversized detached garage and breezeway layout provide an ideal configuration for a garage-to-ADU conversion, offering excellent privacy and rental income potential without shared walls.
This classic 1950s ranch boasts high beamed ceilings, hardwood flooring, and a wood-burning fireplace, offering a spacious 1,805 sq. ft. floor plan that is rich in charm and natural light.
The property is explicitly listed as a cosmetic fixer, indicating that buyers will need to budget for immediate renovations and updates to realize the home's full potential.
While some area schools perform well, several of the most immediate neighborhood schools have low performance ratings, which may impact long-term resale value for families.
Beautiful classic Van Nuys Ranch loaded with character ! Amazingly spacious and full of charm, this cosmetic fixer offers incredible potential—including an ideal setup for a garage-to-ADU conversion while maintaining privacy and separation between both spaces. Located in a pride-of-ownership neighborhood in one of the best areas of Van Nuys, this home boasts inviting curb appeal and welcomes you into a character-rich interior. The expansive living room features stunning high beamed ceilings and a cozy wood-burning fireplace, flowing seamlessly into a large dining area—perfect for family gatherings and entertaining. French doors from the dining room open to a beautiful backyard with mature landscaping and fruit trees, creating a serene outdoor retreat. The oversized kitchen offers abundant cabinet and counter space, along with a generous eat-in area that can double as a home office. A separate laundry room with an adjacent bonus space provides even more flexibility—ideal for an office, gym, or creative studio. With so much square footage, the possibilities are endless. A breezeway connects the home to an oversized detached garage, presenting an excellent opportunity for an ADU conversion while still allowing for ample driveway parking. With no common walls, this layout ensures a more private and functional configuration for both the main residence and potential ADU. Alternatively, move right in, keep the garage, and transform this home into your dream space—the solid bones are already here. The expansive primary suite features a large closet, dressing area, and additional storage. The en-suite bathroom is equally impressive, complete with dual sinks, a soaking tub, heated towel racks, and generous cabinetry. Additional highlights include hardwood flooring, recessed lighting, newer windows, and more. Whether you're looking to live in one unit and rent the other, accommodate extended family, or create your forever home, this property presents a rare opportunity with endless potential. Don’t miss your chance—come see it for yourself and imagine all that’s possible.
No exterior & parking available.
Grades K-5 • 0.5 mi
Grades K-5 • 0.6 mi
Grades K-5 • 0.7 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 1,805 | 1,631 | 69% |
| Lot Size | 6,499 | 6,503 | 50% |
| Price | $800.0K | $852.5K | 41% |
| Price per sq ft | $443 | $518 | 19% |
| Built year | 1956 | 1954 | 63% |
| HOA | $0 | $0 | 50% |
| Days on market | 34 | 169 | 2% |
Mar 19, 2026
$799,950
Initial Listing
Jun 30, 2017
$422,500
Public Record
Sep 18, 2003
$399,000
Public Record
Sep 9, 1998
$166,000
Public Record