| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8415 N Orion Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1986 |
| Units | 26 |
| Transaction Date | 1997-12-08 |
| Transaction Price | $571,001 |
| Buyer | FEINSTEIN JAMES RONALD |
| Seller | GANTZ INVESTMENT PROPERTIES INC |
8415 N Orion Ave, North Hills CA Multifamily Investment
Neighborhood occupancy remains resilient with a large renter base, according to WDSuite’s CRE market data, supporting steady leasing conditions for a 26-unit asset. Position within the San Fernando Valley offers durable demand drivers and balanced long-term upside.
This Urban Core pocket of North Hills demonstrates steady renter demand and above-average occupancy at the neighborhood level, providing a supportive backdrop for multifamily cash flow. Rents in the area have trended upward over the past five years and sit above the national median, while neighborhood occupancy is strong, suggesting relatively stable renewal potential and limited downtime risk.
Local amenity access is mixed. Grocery availability is strong by national comparison, and childcare density is also high, which supports day-to-day convenience for working households. Restaurant coverage is competitive, though parks, pharmacies, and cafes are sparse within the neighborhood footprint, increasing the importance of on-site amenities to differentiate and retain tenants.
The housing stock skews slightly newer than the metro’s older vintage, and the subject property’s 1986 construction positions it competitively against 1970s-era buildings. For investors, this can temper near-term capital intensity while preserving opportunities for targeted upgrades to drive rent trade‑outs and reduce repair churn.
Renter-occupied share is exceptionally high at the neighborhood level (top percentile nationally), indicating deep depth of demand for apartments and a broad tenant pool. At the same time, the average school rating is low relative to national benchmarks, which may require sharper value positioning or amenity programming to sustain leasing velocity among family households.
Within a 3-mile radius, demographics point to a larger household base even as population edges down, reflecting smaller household sizes and a potential shift toward multifamily living. Household counts have increased and are projected to expand further through the forecast period, which supports occupancy stability and a growing renter pool in the immediate trade area.
Safety indicators are generally above the national median, placing the neighborhood in the top quartile nationally compared with neighborhoods across the country. Recent data also shows notable year‑over‑year declines in both violent and property offense rates, signaling an improving trend rather than a spike-driven outlier.
For investors, the comparative positioning suggests fewer safety-related leasing headwinds than many urban submarkets, though continued monitoring is prudent. Contextualizing performance against the broader Los Angeles metro, the area is competitive rather than standout, reinforcing the case for thoughtful security measures and community engagement to support retention.
Proximity to major employers across media, telecom, and life sciences supports commuter convenience and broad-based renter demand for workforce housing. The following nearby employers anchor the daytime population and help stabilize leasing.
- Charter Communications — telecom & media operations (7.5 miles)
- Thermo Fisher Scientific — life sciences offices (7.6 miles)
- Farmers Insurance Exchange — insurance services (7.9 miles) — HQ
- Radio Disney — media offices (8.9 miles)
- Disney — entertainment (9.6 miles) — HQ
The property at 8415 N Orion Ave offers a manageable 26-unit scale in a North Hills neighborhood with sustained renter demand and above-median occupancy. Elevated home values locally reinforce reliance on multifamily housing, supporting pricing power and renewal capture when paired with disciplined lease management. According to CRE market data from WDSuite, neighborhood occupancy trends are solid relative to national benchmarks, and rents have moved higher over the last five years, reinforcing income durability.
Built in 1986, the asset is newer than much of the area’s 1970s vintage stock, which can reduce near-term capital pressure while preserving value‑add potential through targeted interior and common‑area upgrades. Within a 3-mile radius, household counts are up and forecast to grow further even as average household size declines, pointing to a larger tenant base and ongoing demand for rental units. Investors should note rent-to-income levels that warrant active retention strategies and amenity-driven differentiation to maintain occupancy and limit turnover.
- Durable renter demand with strong neighborhood occupancy and rent levels above the national median
- 1986 vintage offers competitive positioning versus older stock with clear value-add pathways
- High-cost ownership market supports multifamily reliance and renewal capture
- Expanding household base within 3 miles supports a larger tenant pool and leasing stability
- Risk: rent-to-income pressures and mixed school quality require careful pricing and amenity strategy