6402 Graves Avenue, Van Nuys, CA 91406
6402 Graves Avenue, Van Nuys, CA 91406
Property Description
*** 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.
Features & Amenities
Property Details
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Comparative Market Analysis
Residential Tier · 5 active · 5 closed
Van Nuys · Single Family Residence
Listed in line with the median closed sale of $1,075,000.
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 6853 Willis Avenue | Van Nuys | 1953 | 5 | 4 | 2,380 | 6,232 | $523 | $1.25M | 72 | 90 |
| 14138 Archwood | Van Nuys | 1946 | 5 | 3 | 2,013 | 7,548 | $571 | $1.15M | 201 | 89 |
| 15021 Sylvan | Van Nuys | 1946 | 6 | 3 | 1,948 | 6,244 | $411 | $799,900 | 10 | 86 |
| 17406 Valerio | Van Nuys | 1949 | 5 | 3 | 2,320 | 6,001 | $530 | $1.23M | 133 | 85 |
| 15514 Lull Street | Van Nuys | 1956 | 4 | 4 | 2,273 | 7,759 | $422 | $959,000 | 507 | 83 |
| Total: 5 · Average | 5.0 | 3.4 | 2,186.8 | 6,756.8 | $491.4 | $1.08M | 184.6 | |||
| Median | 2,273 | $1.15M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 6539 Noble Avenue | Van Nuys | 1955 | 05/27/2026 | 4 | 4 | 2,073 | 6,336 | $1.23M | $1.20M | $578 | 0.98 | 76 | 91 |
| 7312 Caldus Avenue | Van Nuys | 1950 | 08/18/2026 | 5 | 4 | 1,867 | 6,060 | $975,000 | $975,000 | $522 | 1.00 | 61 | 90 |
| 6630 Saloma Avenue | Van Nuys | 1947 | 08/12/2026 | 4 | 3 | 1,973 | 7,203 | $1.10M | $1.07M | $545 | 0.98 | 77 | 86 |
| 6543 Blewett | Van Nuys | 1952 | 09/04/2026 | 4 | 3 | 1,948 | 8,493 | $940,000 | $910,000 | $467 | 0.97 | 63 | 84 |
| 15456 Victory Boulevard | Van Nuys | 1960 | 09/11/2026 | 4 | 3 | 1,900 | 8,487 | $1.24M | $1.24M | $650 | 1.00 | 126 | 84 |
| Total: 5 · Average | 4.2 | 3.4 | 1,952.2 | 7,315.8 | $1.08M | $1.08M | $552.4 | — | 80.6 | ||||
| Median | 1,948 | $1.07M | $1.07M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.