| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8533 Columbus Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1979 |
| Units | 40 |
| Transaction Date | 1997-05-16 |
| Transaction Price | $1,390,000 |
| Buyer | MASKELL ENTERPRISES LLC |
| Seller | BERG JACK TRS |
8533 Columbus Ave North Hills Multifamily Investment
Neighborhood occupancy has held strong with stable renter demand, according to WDSuite’s CRE market data, supporting cash flow durability for well-managed assets in North Hills. Pricing power may be disciplined, but consistency in the area s renter base favors steady performance over the cycle.
The property sits in an Urban Core pocket of North Hills with everyday conveniences close by. The neighborhood s amenity access is competitive among Los Angeles neighborhoods (top quartile out of 1,441), with strong density of restaurants, cafes, groceries, and pharmacies that supports resident retention and leasing velocity.
At the neighborhood level, occupancy is high relative to peers (top quartile among 1,441 metro neighborhoods), indicating steady renter demand and lower downtime risk for stabilized units. The share of housing units that are renter-occupied is among the highest nationally (99th percentile), pointing to a deep tenant base for multifamily.
Demographic statistics are aggregated within a 3-mile radius: households have increased even as population edged lower in recent years, and forecasts point to further household growth alongside smaller average household sizes. For investors, this implies a broader renter pool and sustained demand for appropriately sized units, helping support occupancy stability.
Home values in the neighborhood sit within a high-cost ownership market versus incomes and the metro, which tends to reinforce reliance on multifamily rentals and can aid lease retention. That said, rent-to-income levels suggest some affordability pressure, so proactive lease management and renewal strategies remain important.
On balance, the area offers strong access to daily amenities and transit corridors across the San Fernando Valley, though park access is limited locally. School ratings trail metro averages, which may influence family-driven demand compared with other Los Angeles submarkets.
Safety indicators for the neighborhood are favorable compared with many U.S. areas, with overall conditions in the top quartile nationally and competitive among Los Angeles neighborhoods (ranked toward the safer end among 1,441 neighborhoods). Recent WDSuite data also show notable year-over-year declines in estimated violent and property offense rates, suggesting improving trends rather than deterioration.
As with any urban core location, conditions can vary by block and time of day; investors should evaluate property-level measures and lighting, but neighborhood-level trends point to stability relative to the broader region.
Proximity to major corporate offices across the Valley and Westside underpins renter demand by shortening commutes for a diverse workforce. Nearby anchors include Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney.
- Charter Communications — telecommunications (7.2 miles)
- Thermo Fisher Scientific — life sciences (8.1 miles)
- Farmers Insurance Exchange — insurance (8.3 miles) — HQ
- Radio Disney — media (8.7 miles)
- Disney — entertainment (9.3 miles) — HQ
8533 Columbus Ave benefits from a renter-heavy neighborhood with top-quartile occupancy at the neighborhood level and strong amenity access, supporting leasing stability and retention. High ownership costs relative to income bolster reliance on rentals, while 3-mile household growth and smaller household sizes point to a widening renter pool, even as overall population trends are flat to modestly negative.
According to CRE market data from WDSuite, the area s occupancy and rent levels are competitive for the Los Angeles metro, favoring steady operations for stabilized assets. Key watch items include affordability pressure relative to local incomes and below-metro school ratings, which call for disciplined pricing, value-driven unit finishes, and focused renewal strategies.
- Renter-heavy neighborhood with top-quartile occupancy supports steady lease-up and retention
- Strong amenity access (food, grocery, pharmacy) enhances livability and reduces turnover risk
- 3-mile household growth and smaller household sizes expand the renter pool over time
- High-cost ownership market sustains multifamily demand and pricing resilience
- Risk: Affordability pressure and lower school ratings warrant disciplined pricing and renewal management