| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15552 Nordhoff St, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1989 |
| Units | 40 |
| Transaction Date | 1995-08-29 |
| Transaction Price | $875,000 |
| Buyer | DOIZAKI & SONS |
| Seller | FIDELITY FEDERAL BANK FSB |
15552 Nordhoff St North Hills Multifamily Opportunity
Neighborhood occupancy has remained resilient and renter concentration is high, supporting durable leasing performance, according to WDSuite’s CRE market data. Elevated ownership costs in Los Angeles help sustain renter reliance on multifamily housing near this address.
Situated in North Hills within the Los Angeles-Long Beach-Glendale metro, the property benefits from a renter-oriented neighborhood profile. The share of housing units that are renter-occupied is high locally, which deepens the tenant base and supports demand stability. Neighborhood occupancy is in the top quartile nationally, reinforcing prospects for steady renewals and controlled vacancy, based on CRE market data from WDSuite.
Daily-needs access is a relative strength: grocery availability ranks in the upper tier nationally, while restaurants are competitive. Cafes and dedicated park space are more limited nearby, which may temper some lifestyle appeal compared with higher-amenity Los Angeles submarkets. Average school ratings in the neighborhood are lower than national norms; investors should calibrate marketing and resident services accordingly.
Within a 3-mile radius, households have increased over the past five years and are projected to grow further even as population trends edge lower, indicating smaller household sizes and a broader number of renting households. This mix typically supports leasing velocity and cushions turnover. Median contract rents in the area have risen over the last five years, and WDSuite’s CRE market data indicates the neighborhood outperforms the national median on rent levels.
Ownership remains a high-cost proposition locally relative to incomes (with home values well above national medians and a high value-to-income ratio), which tends to sustain rental demand and can support pricing power and retention for well-managed assets. At the same time, higher rent-to-income ratios suggest some affordability pressure, warranting attentive lease management and renewal strategies.
Safety conditions should be framed comparatively. The neighborhood sits above many areas nationwide by national crime percentiles, indicating relatively favorable conditions versus a broad peer set. Year over year, both violent and property offense estimates show notable declines locally, with improvements ranking strongly in national comparisons, according to WDSuite’s CRE market data.
As with any urban core location in the Los Angeles metro, performance can vary block-to-block and over time. Investors should rely on current, property-level measures and trend monitoring to inform operating practices, resident engagement, and security planning.
Nearby corporate offices create a diversified employment base that supports renter demand and commute convenience, including Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney.
- Charter Communications — telecom (7.7 miles)
- Thermo Fisher Scientific — life sciences (8.0 miles)
- Farmers Insurance Exchange — insurance (8.3 miles) — HQ
- Radio Disney — media (9.4 miles)
- Disney — entertainment (10.0 miles) — HQ
Built in 1989, the asset is newer than much of the surrounding housing stock, offering competitive positioning versus older properties while still allowing for targeted modernization to elevate rents and reduce near-term capex risk. Neighborhood occupancy is top quartile nationally and the share of renter-occupied housing units is high, pointing to a deep tenant base and potential for stable cash flow. According to CRE market data from WDSuite, rent levels sit above national norms and ownership costs are elevated, which together can support pricing power for well-operated multifamily.
Within a 3-mile radius, household counts have grown and are projected to expand further even as population trends soften, implying smaller household sizes and a broader pool of renters entering the market. Balanced against this are lower neighborhood school ratings and some affordability pressure (higher rent-to-income ratios) that call for disciplined lease management and resident retention strategies.
- Newer 1989 vintage offers competitive positioning with selective value-add potential
- High renter-occupied share and top-quartile neighborhood occupancy support stability
- Elevated ownership costs locally reinforce sustained multifamily demand
- 3-mile area shows household growth and a broadening renter pool
- Risks: lower school ratings and affordability pressure require active lease management