| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8545 Columbus Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1985 |
| Units | 40 |
| Transaction Date | 2000-11-27 |
| Transaction Price | $1,675,000 |
| Buyer | VALJEAN ENTERPRISES |
| Seller | SPRING RESEDA APARTMENTS |
8545 Columbus Ave North Hills Multifamily Investment
This 40-unit property benefits from strong neighborhood occupancy rates at 97.4%, reflecting stable rental demand in a market where nearly 78% of housing units are renter-occupied.
The North Hills neighborhood demonstrates solid fundamentals for multifamily investors, with occupancy rates of 97.4% ranking in the top quartile nationally among 1,441 metro neighborhoods. The area maintains a strong rental market, with 77.8% of housing units occupied by renters, supporting consistent tenant demand. Based on CRE market data from WDSuite, median contract rents of $1,493 have grown 36.8% over five years, indicating positive pricing power.
Demographics within a 3-mile radius show a population of 274,344 with household income growth of 36.1% over five years, reaching a median of $72,673. The area benefits from high amenity density, ranking in the 75th percentile nationally for overall amenities, with strong access to dining and retail options that support tenant retention. Property values averaging $540,245 have appreciated 57% over five years, which can reinforce rental demand by maintaining elevated ownership costs.
The property's 1985 construction year aligns with the neighborhood average of 1979, suggesting consistent building stock that may present value-add renovation opportunities. Net operating income averages $7,970 per unit in the area, ranking above the metro median and reflecting stable cash flow potential for investors focused on income-producing assets.
Crime metrics show the neighborhood performing above average among Los Angeles metro neighborhoods, ranking in the 76th percentile nationally for overall safety. Property crime rates have declined significantly by 72.8% year-over-year, while violent crime rates dropped 96.3%, indicating improving security trends that support tenant retention and property values.
The North Hills area benefits from proximity to major corporate offices that provide workforce housing demand, including entertainment and insurance headquarters within commutable distance.
- Charter Communications — telecommunications (7.2 miles)
- Thermo Fisher Scientific — life sciences (8.1 miles)
- Farmers Insurance Exchange — insurance (8.3 miles) — HQ
- Disney — entertainment (9.4 miles) — HQ
- Live Nation Entertainment — entertainment (11.1 miles) — HQ
This North Hills property offers investors exposure to a stable rental market with 97.4% neighborhood occupancy and strong tenant demand fundamentals. The 1985 construction vintage presents potential value-add opportunities through strategic renovations, while the area's high renter concentration of 77.8% provides a deep tenant pool. Commercial real estate analysis indicates rent growth of 36.8% over five years, supported by household income increases and elevated ownership costs that maintain rental demand.
Demographics within a 3-mile radius show expanding household formation, with renter-occupied units expected to grow from 38.6% to 44.9% by 2028, supporting long-term occupancy stability. The neighborhood's strong amenity density and proximity to major employers like Disney and Farmers Insurance provide tenant retention advantages.
- High neighborhood occupancy at 97.4% indicates stable rental demand
- Strong renter concentration with 77.8% of units renter-occupied
- Value-add potential through 1985 vintage property improvements
- Projected renter pool expansion to support future demand
- Risk consideration: Lower school ratings may limit family tenant appeal