| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 47th | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15251 Nordhoff St, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1987 |
| Units | 26 |
| Transaction Date | 1999-08-18 |
| Transaction Price | $1,232,000 |
| Buyer | 15251 NORDHOFF LLC |
| Seller | CAESAR INVESTMENT PARTNERSHIP LP |
15251 Nordhoff St North Hills Multifamily Investment
Neighborhood occupancy is steady with renter demand supported by a high-cost ownership market, according to WDSuite s CRE market data. Metrics cited reflect neighborhood conditions, not the property, and suggest durable leasing fundamentals for a well-positioned asset.
Located in Los Angeles s North Hills, the immediate neighborhood carries a C+ rating and trends toward Urban Core dynamics. Neighborhood occupancy performs above the metro median (rank 707 out of 1,441), indicating relatively stable leasing conditions compared with many Los Angeles-Long Beach-Glendale submarkets, per WDSuite s commercial real estate analysis. Median asking rents in the neighborhood sit in the top quartile nationally (86th percentile), signaling pricing power potential when paired with consistent tenant retention.
The area reflects a high-cost ownership market (home values and value-to-income in the upper 80s percentiles nationally), which typically sustains reliance on multifamily options and can support lease retention. At the same time, rent-to-income levels benchmark more favorably than many U.S. neighborhoods, which can moderate affordability pressure and help manage renewal risk.
Demographics within a 3-mile radius show recent population softening alongside growth in households, with projections calling for further increases in total households and smaller average household sizes. For investors, that combination often expands the renter pool and supports occupancy stability even when population growth is muted.
Amenity access is mixed: dining density trends in the top quartile nationally for restaurants, while parks, pharmacies, and cafes are thinner locally. Average school ratings are below national midpoints, which may influence unit mix strategy and marketing but doesn t preclude strong workforce housing demand typical of the San Fernando Valley.
The property s 1987 vintage is modestly older than the neighborhood s average construction year (1992). That age profile points to value-add potential through strategic renovations and systems upgrades, with the aim of enhancing competitiveness against newer stock while aligning capital planning with rent positioning.
Tenure patterns indicate a lower renter-occupied share in the immediate neighborhood compared with the broader 3-mile area, where renter concentration is over half of housing units. For multifamily investors, the broader catchment s renter depth helps underpin demand, while the immediate block level ownership mix may favor resident stability.
Safety indicators benchmark favorably versus many U.S. neighborhoods, with overall metrics around the top quartile nationally according to WDSuite. Recent trend data also show notable year-over-year declines in both property and violent offense rates. As with any urban Los Angeles location, conditions can vary by block and over time; investors typically evaluate security measures, lighting, and management practices alongside local trend lines.
Proximity to major corporate offices supports a steady renter base seeking commute convenience, notably in media, telecom, and insurance. Nearby employers include Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney.
- Charter Communications telecommunications (7.3 miles)
- Thermo Fisher Scientific life sciences (8.4 miles)
- Farmers Insurance Exchange insurance (8.6 miles) HQ
- Radio Disney media (9.1 miles)
- Disney media & entertainment (9.7 miles) HQ
15251 Nordhoff St offers a 26 unit footprint in a neighborhood where occupancy runs above the metro median and rents are competitive in national terms. Based on CRE market data from WDSuite, the surrounding ownership costs are elevated relative to incomes, which tends to reinforce multifamily dependence and can aid lease retention. Within a 3-mile radius, recent increases in household counts and a trend toward smaller household sizes point to a broader renter pool that can support steady absorption.
The 1987 vintage is slightly older than nearby stock, creating a clear value add and modernization path. Thoughtful renovations and systems updates can sharpen positioning versus newer assets while leveraging neighborhood rent levels and a sizable regional employment base.
- Above median neighborhood occupancy supports stable leasing
- High cost ownership environment bolsters renter reliance and retention
- 3 mile household growth and smaller sizes expand the renter base
- 1987 vintage offers actionable value add and capex upgrade potential
- Risks: amenity gaps and below average school ratings may require pricing and marketing calibration