| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15518 W Parthenia St, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1989 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15518 W Parthenia St, North Hills Multifamily Investment
Positioned in a renter-heavy pocket of North Hills, this 22‑unit asset benefits from steady neighborhood occupancy and a deep tenant base, according to WDSuite’s CRE market data. Expectations for continued household growth nearby support leasing durability and measured rent optimization.
The property sits in an Urban Core setting of Los Angeles County with strong day-to-day conveniences. Grocery access is a relative strength versus national peers, and childcare density rates highly, while parks, pharmacies, and cafes are sparse—suggesting residents rely on nearby commercial corridors for services rather than immediate walk-to options.
Neighborhood occupancy is above the metro median, with stability supported by an estimated 82% share of housing units that are renter-occupied. For multifamily investors, that renter concentration indicates depth in the tenant pool and supports leasing continuity across cycles.
Within a 3-mile radius, demographics show modest population contraction in recent years but an increase in household counts alongside smaller average household sizes. This points to a larger number of households competing for available units and can support occupancy stability and consistent absorption for well-managed rentals.
Home values in the neighborhood are elevated relative to national norms, and value-to-income metrics skew high. In practice, a high-cost ownership landscape tends to reinforce reliance on multifamily housing and can bolster tenant retention, while the neighborhood’s rent-to-income profile suggests some affordability pressure that warrants attentive lease management.
Vintage matters: built in 1989, the asset is newer than the neighborhood’s average 1979 construction year, which helps competitive positioning versus older stock. Investors should still plan for targeted modernization of systems and common areas to sustain rentability against renovated comparables.
Safety indicators compare favorably at the national level. The neighborhood scores in the upper tier nationally for lower crime incidence, and recent trend data shows meaningful one-year declines in both property and violent offenses, according to CRE market data from WDSuite. These are neighborhood-level signals and should be evaluated alongside property-specific security measures and management practices.
Compared with other Los Angeles–Long Beach–Glendale neighborhoods (1,441 total), the area performs competitively, with national percentiles indicating top-quartile positioning for safety. Investors should continue to monitor trends rather than single-year shifts, but the directionality over the last year is constructive.
Proximity to major employers supports workforce housing demand and commute convenience for renters. Nearby anchors include Charter Communications, Thermo Fisher Scientific, Farmers Insurance, Radio Disney, and Disney.
- Charter Communications — telecommunications offices (7.5 miles)
- Thermo Fisher Scientific — life sciences offices (7.9 miles)
- Farmers Insurance Exchange — insurance (8.1 miles) — HQ
- Radio Disney — media (9.0 miles)
- Disney — entertainment (9.7 miles) — HQ
This 22‑unit, 1989-vintage property offers a balanced thesis: neighborhood occupancy trends sit above the metro median and the renter-occupied share is high, pointing to durable tenant demand. Within a 3‑mile radius, households are rising even as population edges down, indicating smaller household sizes and a broader renter pool that can support steady absorption.
Elevated home values and a high value-to-income backdrop in North Hills favor multifamily as the more accessible housing option, supporting retention and pricing power for well-managed assets. According to commercial real estate analysis from WDSuite, forward projections show household and income gains alongside rising asking rents in the area, suggesting continued depth for quality product, while affordability pressure underscores the need for disciplined renewals and resident engagement.
- Above‑metro occupancy and high renter concentration support leasing stability
- 1989 construction offers competitive positioning versus older neighborhood stock
- 3‑mile household growth and income gains point to a deeper tenant base
- High-cost ownership market reinforces reliance on rental housing
- Risks: pockets of affordability pressure and uneven amenities (parks/cafes) require vigilant lease and asset management