| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15434 Rayen St, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1987 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15434 Rayen St North Hills Multifamily Investment
This 41-unit property built in 1987 sits within a neighborhood where renter-occupied units comprise 82% of housing stock, ranking in the top quartile nationally for rental tenure concentration according to CRE market data from WDSuite.
This North Hills neighborhood demonstrates strong fundamentals for multifamily investors, with renter-occupied units comprising 82% of housing stock—ranking in the top quartile nationally among 1,441 metro neighborhoods. The area maintains a 95.7% occupancy rate, positioning above the 75th percentile nationally, while median contract rents of $1,437 have grown 37% over five years.
Demographics within a 3-mile radius show a stable tenant base with 258,000 residents and average household size of 3.3. The area's median household income of $74,632 has increased 34% over five years, supporting rental demand. Home values averaging $683,000 with a 12.2 value-to-income ratio reinforce rental demand by keeping ownership costs elevated relative to renter incomes.
The property's 1987 construction year aligns with the neighborhood average of 1979, indicating potential value-add opportunities through strategic renovations and unit upgrades. Local amenities include strong grocery access with 4.95 stores per square mile ranking in the 96th percentile nationally, supporting tenant retention through convenience.
Looking forward, demographic projections indicate household growth of 31% through 2028, with the renter share expanding to 58% of housing units, suggesting continued demand for multifamily housing in this established urban core location.
The neighborhood demonstrates improving safety trends that support long-term tenant retention. Property crime rates have declined 78% year-over-year, ranking in the 97th percentile nationally for crime reduction among 1,441 metro neighborhoods. Violent crime has similarly decreased 96% over the past year, placing the area in the top percentile for safety improvements.
Current crime levels position the neighborhood competitively within the Los Angeles metro area, with property offense rates of 208 per 100,000 residents ranking above the metro median. These sustained improvements in public safety metrics can support stable occupancy and reduce tenant turnover concerns.
The property benefits from proximity to major corporate employers that provide workforce housing demand, with several Fortune 500 headquarters and regional offices within commuting distance.
- Charter Communications — telecommunications (7.5 miles)
- Thermo Fisher Scientific — life sciences (8.1 miles)
- Farmers Insurance Exchange — insurance — HQ (8.3 miles)
- Disney — entertainment — HQ (9.7 miles)
- Live Nation Entertainment — entertainment — HQ (11.6 miles)
This 41-unit North Hills property presents a compelling value-add opportunity in a neighborhood with exceptional rental tenure characteristics. Built in 1987, the asset offers potential for strategic renovations to capture upside in a market where renter-occupied units comprise 82% of housing stock—ranking in the top quartile nationally. The area maintains 95.7% occupancy rates while median home values of $683,000 create affordability barriers that reinforce rental demand.
Demographic trends within a 3-mile radius support long-term fundamentals, with household growth projected at 31% through 2028 and the renter share expanding to 58% of housing units. According to commercial real estate analysis from WDSuite, the neighborhood's improving safety profile—with property crime declining 78% year-over-year—combined with strong grocery access and proximity to major employers like Disney and Farmers Insurance creates a stable foundation for tenant retention and rent growth.
- Top quartile nationally for rental tenure concentration at 82% renter-occupied units
- Strong occupancy fundamentals with 95.7% neighborhood occupancy rate
- Value-add potential through renovations of 1987-vintage units
- 31% projected household growth through 2028 supports rental demand
- Risk consideration: Below-average school ratings may limit family tenant appeal