| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15320 Rayen St, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 2009 |
| Units | 49 |
| Transaction Date | 2004-12-17 |
| Transaction Price | $1,500,000 |
| Buyer | RAYEN APARTMENTS LP |
| Seller | FREGOS VIDAL |
15320 Rayen St North Hills Multifamily Opportunity
2009 construction positions this asset competitively in a renter-heavy North Hills submarket where neighborhood occupancy has been resilient, according to WDSuite's CRE market data. Investors should view the area's stable tenant base as supportive of cash flow durability relative to older local stock.
North Hills posts a B- neighborhood rating within the Los Angeles-Long Beach-Glendale metro and trends as an Urban Core location. The local housing stock skews older on average, making a 2009-vintage property relatively competitive versus nearby buildings from the late 1970s. Elevated neighborhood occupancy and deep renter concentration indicate a broad tenant base that can support leasing stability.
Amenities are a relative strength: restaurants and cafes are dense by national standards, and grocery and pharmacy access are also strong. Park access is limited, which may modestly affect lifestyle appeal, but daily-needs convenience remains a positive factor for retention. School ratings in the area are below national medians; operators often offset this by highlighting commute convenience and unit features instead of school-driven demand.
Within a 3-mile radius, household counts have increased while average household size has edged down, signaling more households even as population growth is flat to slightly negative. This pattern generally expands the renter pool and supports occupancy stability. Median home values in the neighborhood sit in a high-cost ownership market, which tends to sustain reliance on multifamily rentals and can bolster pricing power, especially when paired with steady demand indicators surfaced through commercial real estate analysis from WDSuite.
Tenure data shows a high share of housing units that are renter-occupied, reinforcing depth of demand for apartments and providing a larger prospect base for lease-ups and renewals. Neighborhood rent levels and income trends suggest some affordability pressure, which calls for disciplined lease management but also underscores the role of well-located rentals in meeting housing needs.
Neighborhood safety metrics trend favorable in a national context, with overall crime levels landing in the top quartile nationally. Recent data also shows notable year-over-year declines in both property and violent offense estimates, according to WDSuite's market indicators. For metro context, the area is competitive among Los Angeles-Long Beach-Glendale neighborhoods (1,441 total), and investors should view the directionality as supportive of tenant retention without relying on block-level conclusions.
The immediate employment base mixes communications, life sciences, insurance, and entertainment, supporting workforce housing demand and commute convenience. Notable nearby employers include Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney.
- Charter Communications — communications (7.3 miles)
- Thermo Fisher Scientific — life sciences (8.2 miles)
- Farmers Insurance Exchange — insurance (8.4 miles) — HQ
- Radio Disney — media (9.0 miles)
- Disney — entertainment (9.6 miles) — HQ
15320 Rayen St offers 2009 construction in a submarket where neighborhood occupancy is elevated and the share of renter-occupied housing units is high, supporting a larger tenant base relative to many Los Angeles metro neighborhoods. The asset's newer vintage versus the area's late-1970s average can reduce near-term capital needs and improve competitive positioning against older properties, while a high-cost ownership landscape helps sustain rental demand and lease retention. According to CRE market data from WDSuite, neighborhood occupancy remains above national norms and operating performance indicators are consistent with stable operations for well-managed assets.
Within a 3-mile radius, household counts have risen and are projected to continue increasing even as population trends modestly soften and household sizes decline, implying a larger renter pool over time. These dynamics, combined with strong amenity access, support leasing durability, though operators should plan for affordability pressure and selective reinvestment as the asset ages.
- Newer 2009 vintage versus older neighborhood stock supports competitive positioning and moderated near-term capex.
- Elevated neighborhood occupancy and high renter-occupied share underpin tenant demand and lease retention.
- High-cost ownership market sustains reliance on rentals, supporting pricing power for well-located assets.
- 3-mile household growth and smaller household sizes expand the renter pool, supporting occupancy stability.
- Risks: affordability pressure, limited park access, softer school ratings, and modest population softness requiring disciplined leasing and asset management.