| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8424 Columbus Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1986 |
| Units | 72 |
| Transaction Date | 1994-04-14 |
| Transaction Price | $91,000 |
| Buyer | KUMAR PRADEEP |
| Seller | KRISHNA KRISHAN |
8424 Columbus Ave North Hills Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data. These are neighborhood-level indicators, not property performance, and they suggest steady leasing conditions in North Hills.
Located in North Hills within the Los Angeles metro, the neighborhood scores B- overall and is competitive among Los Angeles neighborhoods (ranked 777 out of 1,441). Amenity access trends toward the top quartile nationally, with strong density of restaurants, cafes, groceries, and pharmacies supporting day-to-day livability for renters.
Neighborhood occupancy runs above the metro median and in the top quartile nationally, indicating stable leasing conditions rather than acute lease-up risk. Renter-occupied housing concentration is elevated for the neighborhood, which typically signals a deeper tenant base and consistent absorption for multifamily assets.
Within a 3-mile radius, households have grown even as total population edged lower, and projections show additional household gains alongside smaller average household sizes. This pattern often expands the renter pool and can support occupancy stability and retention strategies for well-positioned properties.
Ownership costs in the neighborhood are relatively high compared with incomes on a national basis, which tends to sustain reliance on rental housing and supports pricing power in well-managed communities. At the same time, a higher neighborhood rent-to-income ratio warrants careful lease management and renewal strategies to mitigate affordability pressure.
The property’s 1986 vintage is slightly newer than the neighborhood’s average building age, offering a competitive edge versus older stock. Investors should still plan for modernization of common areas and systems to maintain positioning against newer deliveries and to capture value-add potential where feasible.
Neighborhood safety indicators are above national averages and competitive among Los Angeles neighborhoods (ranked 358 out of 1,441), based on WDSuite’s data. Recent year-over-year declines in both property and violent offense estimates point to improving conditions at the neighborhood level rather than block-by-block certainty.
As with any urban-core location, investors should underwrite to property-level security practices and monitor citywide trends, but the neighborhood’s positioning in the higher national percentiles suggests comparatively favorable safety context for renter retention.
Proximity to media, communications, and insurance corporate offices supports a broad employment base and commute convenience for renters. Nearby anchors include Charter Communications, Thermo Fisher Scientific, Farmers Insurance, Radio Disney, and Disney.
- Charter Communications — communications (7.1 miles)
- Thermo Fisher Scientific — life sciences (8.0 miles)
- Farmers Insurance Exchange — insurance (8.3 miles) — HQ
- Radio Disney — media (8.6 miles)
- Disney — media & entertainment (9.3 miles) — HQ
This 72-unit, 1986-vintage asset benefits from a renter-oriented neighborhood where occupancy trends are above the metro median and amenity access is strong for daily needs. According to CRE market data from WDSuite, the neighborhood’s high renter-occupied share and solid national percentiles for restaurants, cafes, groceries, and pharmacies support steady demand and leasing durability.
Households within a 3-mile radius have increased while average household size has declined, and projections call for further household gains—conditions that typically broaden the renter base and support occupancy stability. Elevated ownership costs relative to incomes reinforce reliance on multifamily housing, though higher rent-to-income ratios suggest prudent renewal strategies and ongoing attention to affordability. The 1986 vintage is slightly newer than the neighborhood average, creating room for targeted value-add upgrades to enhance competitiveness and retention.
- Renter-heavy neighborhood and top-quartile occupancy support consistent tenant demand
- Strong amenity access (food, cafes, groceries, pharmacies) underpins livability and retention
- 1986 vintage offers value-add potential while competing well against older stock
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: higher rent-to-income ratios and below-average school ratings require careful lease and marketing strategy