| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15450 Plummer St, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1983 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15450 Plummer St North Hills Multifamily Investment
Neighborhood occupancy has held in the mid-90s and renter demand is supported by a deep tenant base, according to WDSuite s CRE market data. This positioning favors stable operations in Los Angeles San Fernando Valley while allowing room for targeted upgrades.
Situated in North Hills within the Los Angeles metro, the area shows above-median neighborhood occupancy compared with U.S. peers, with the neighborhood s occupancy measured at the neighborhood level rather than the property. Grocery access is a relative strength (high national percentile), while parks, pharmacies, and cafes are more limited locally, which can influence resident preferences and on-site amenity programming.
Home values in the neighborhood are elevated versus most U.S. neighborhoods (high national percentile), and the value-to-income ratio ranks among the top quartile nationally. In investor terms, a high-cost ownership market tends to reinforce reliance on rental housing, which can support pricing power and lease retention for well-managed assets.
Construction in the immediate area skews late-1970s on average; this property s 1983 vintage is slightly newer, which can be competitively advantageous versus older stock. That said, systems from this era typically benefit from modernization to enhance operating efficiency and capture value-add upside.
Within a 3-mile radius, demographic statistics indicate a modest population contraction alongside an increase in total households and smaller average household sizes. For multifamily investors, a rising household count and smaller households translate to a broader tenant base and support occupancy stability, even as population trends shift.
Renter-occupied housing accounts for roughly half of units within 3 miles, indicating a balanced tenure mix that provides depth to the tenant pool while limiting over-reliance on a single renter segment. Median contract rents have grown over the past five years, and the neighborhood s rent levels sit above the national median, underscoring durable demand. Where rent-to-income ratios are elevated, proactive lease management and resident retention strategies remain important.
Compared with neighborhoods nationwide, the area scores in the top quartile for overall safety, indicating comparatively favorable conditions. At the metro level (among 1,441 Los Angeles neighborhoods), results are competitive rather than leading, and investors typically weigh property-level measures alongside neighborhood context.
Recent neighborhood trends show year-over-year declines in both property and violent offense estimates, which supports a constructive outlook while acknowledging that safety can vary block to block. For underwriting, it is prudent to pair these trends with on-site security practices and local stakeholder feedback.
Proximity to major employers supports leasing stability and commute convenience for renters, notably in media, telecom, insurance, and life sciences. The employers below shape local demand within a practical drive-time of the property.
- Charter Communications telecommunications (7.7 miles)
- Thermo Fisher Scientific life sciences (8.4 miles)
- Farmers Insurance Exchange insurance (8.6 miles) HQ
- Radio Disney media (9.6 miles)
- Disney entertainment (10.2 miles) HQ
15450 Plummer St offers a 75-unit footprint in North Hills with a 1983 vintage that is slightly newer than the neighborhood s late-1970s average, suggesting both competitive positioning versus older stock and clear pathways for value-add modernization. Neighborhood occupancy remains solid and renter demand is reinforced by a high-cost ownership backdrop, where elevated home values tend to sustain reliance on multifamily housing. Within a 3-mile radius, household counts are rising even as average household size trends lower, expanding the tenant base and supporting leasing continuity.
Based on CRE market data from WDSuite, neighborhood rent levels sit above national medians and have grown over the last five years, while ownership costs remain elevated relative to incomes. Investors should also account for affordability pressure indicated by higher rent-to-income ratios in the neighborhood, pairing pricing strategy with retention-focused operations and selective capital improvements to drive durable NOI.
- Solid neighborhood occupancy and rising household counts support demand and leasing stability.
- 1983 vintage provides value-add and systems modernization opportunities versus older nearby stock.
- High-cost ownership market underpins renter reliance and pricing power for well-managed assets.
- Employer access across telecom, media, insurance, and life sciences supports retention.
- Risk: elevated rent-to-income and limited nearby parks/cafes warrant careful lease management and amenity strategy.