6648 Gaviota Avenue, Van Nuys, CA 91406
6648 Gaviota Avenue, Van Nuys, CA 91406
Property Description
Step through the gates of this exclusive, PRIVATELY GATED residence and discover a unique opportunity for MULTI-GENERATIONAL LIVING or RENTAL INCOME. Located in the highly desirable LAKE BALBOA on a 10,000+ square foot lot. The property features a charming MAIN HOUSE 2+1, along with a newly constructed, modern ADU 1+1.5, with a private entrance located above the two-car garage complete with its own address. The property also features a 1+1 with a separate entrance providing additional versatile living space. At the rear of the property, a generously sized WORKSHOP. Meticulously maintained this home boasts high-quality improvements, including brand-new electrical wiring, copper plumbing, and SEPARATE UTILITY METTERS FOR ELECTRICITY, GAS AND YES WATER. Both the MAIN HOUSE and ADU are equipped with their own water heaters and AC units. There is approximately an additional 400 square feet that is not appearing in the assessor records, Buyer to Verify. Total square footage is approximately 2695. PRIME LOCATION - border of Encino - steps away Lake Balboa Park, Japanese Garden, Encino Farmers Market, golf courses, Metro, and Ventura Blvd entertainment and shopping. Less than 7 miles to CSUN and PIERCE COLLEGE. Listing agent Carolyne Gakic is related to the seller. EASY TO SHOW ANYTIME!
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Van Nuys ·
Listed in line with the median closed sale of $1,569,000. Luxury tier — fewer comparable sales widen the confidence range.
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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 15514 Lull Street | Van Nuys | 1956 | 4 | 4 | 2,273 | 7,759 | $422 | $959,000 | 507 | 85 |
| 13522 Delano Street | Van Nuys | 1954 | 5 | 4 | 3,048 | 8,635 | $484 | $1.48M | 197 | 71 |
| 6110 Mary Ellen Avenue | Van Nuys | 1961 | 3 | 4 | 3,085 | 8,036 | $582 | $1.79M | 3 | 69 |
| 6415 Varna Avenue | Van Nuys | 1964 | 4 | 4 | 2,490 | 6,075 | $442 | $1.10M | 109 | 68 |
| 6620 Costello Avenue | Van Nuys | 1947 | 3 | 3 | 2,200 | 8,126 | $682 | $1.50M | 37 | 67 |
| Total: 5 · Average | 3.8 | 3.8 | 2,619.2 | 7,726.2 | $522.4 | $1.37M | 170.6 | |||
| Median | 2,490 | $1.48M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 6443 Longridge | Van Nuys | 1951 | 08/11/2026 | 4 | 3 | 2,300 | 9,295 | $999,999 | $910,000 | $396 | 0.91 | 59 | 72 |
| 6448 Peach Avenue | Van Nuys | 1938 | 07/31/2026 | 4 | 3 | 3,044 | 12,002 | $1.44M | $1.40M | $460 | 0.97 | 97 | 72 |
| 15439 Hart Street | Van Nuys | 1954 | 07/31/2026 | 5 | 5 | 2,706 | 7,694 | $1.79M | $1.76M | $650 | 0.98 | 80 | 71 |
| 5836 Hillview Park Avenue | Van Nuys | 1949 | 06/15/2026 | 3 | 3 | 2,354 | 12,456 | $1.70M | $1.85M | $786 | 1.09 | 24 | 69 |
| 13847 Gilmore Street | Van Nuys | 1941 | 06/17/2026 | 5 | 5 | 3,147 | 8,102 | $1.58M | $1.57M | $499 | 0.99 | 84 | 67 |
| Total: 5 · Average | 4.2 | 3.8 | 2,710.2 | 9,909.8 | $1.50M | $1.50M | $558.2 | — | 68.8 | ||||
| Median | 2,706 | $1.57M | $1.57M | ||||||||||
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.