| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8553 Sepulveda Blvd, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1987 |
| Units | 40 |
| Transaction Date | 2000-01-12 |
| Transaction Price | $1,200,000 |
| Buyer | JK PROPERTIES INC |
| Seller | SAFA INVESTMENTS LLC |
8553 Sepulveda Blvd, North Hills CA Multifamily Investment
Neighborhood renter concentration is high and occupancy sits in the mid-90s, supporting stable cash flow potential according to WDSuite s CRE market data.
Situated in North Hills within the Los Angeles metro, the neighborhood shows resilient fundamentals for workforce-oriented rentals. Neighborhood occupancy is 95.7% (above the metro median among 1,441 neighborhoods), and renter-occupied share is elevated at 82.4% (top national tier), indicating a deep tenant base that can support leasing stability and renewal velocity, per commercial real estate analysis from WDSuite.
Daily needs are well served by groceries (96th percentile nationally for grocery density), while cafes, parks, and pharmacies are relatively limited locally. Overall amenity positioning ranks below the metro median (rank 898 of 1,441), so residents may rely on nearby corridors for dining or services. Average school ratings trend lower in this neighborhood (national 15th percentile), which can influence renter demographics and marketing positioning.
Home values are elevated for the area (national 92nd percentile), which generally sustains reliance on rental housing and can support pricing power and retention for well-managed assets. Median contract rents in the neighborhood have risen meaningfully over the past five years, underscoring durable renter demand, while rent-to-income ratios signal some affordability pressure that owners should monitor in lease management.
Within a 3-mile radius, recent data show a modest population decline alongside growth in household counts and smaller average household size. This dynamic typically points to a larger pool of households relative to residents, which can translate into a broader renter base and support occupancy stability. Housing performance is competitive among Los Angeles neighborhoods (housing rank 456 of 1,441), and neighborhood NOI per unit trends around the national mid-range, according to WDSuite s CRE market data.
Neighborhood safety indicators are comparatively favorable, with overall crime levels in the top quartile nationally. Both violent and property offense rates have posted sharp year-over-year declines, according to WDSuite s CRE market data. As with any urban-core location, conditions can vary block to block, so investors should consider property-level security measures and recent trend data alongside regional benchmarks.
Proximity to diversified employers supports commuter convenience and multifamily renter demand, with a mix of telecommunications, life sciences, insurance, and entertainment offices within roughly 7 miles.
- Charter Communications telecommunications (7.3 miles)
- Thermo Fisher Scientific life sciences (7.9 miles)
- Farmers Insurance Exchange insurance (8.2 miles) HQ
- Radio Disney media (8.8 miles)
- Disney entertainment (9.5 miles) HQ
Built in 1987, this 40-unit asset is slightly newer than the neighborhood s average vintage, which can enhance competitive positioning versus older stock while still leaving room for targeted upgrades as systems age. Renter concentration is very high in the immediate neighborhood and occupancy is above metro median, supporting a stable leasing environment. Elevated ownership costs locally reinforce reliance on multifamily, while recent rent growth and a larger household base within a 3-mile radius point to sustained renter demand even as population trends edge lower.
According to CRE market data from WDSuite, neighborhood performance metrics sit above national midpoints for occupancy and near the middle for NOI per unit, aligning with a workforce tenant profile. Key considerations include affordability pressure (rent-to-income near the higher end), lower average school ratings, and thinner park/cafe/pharmacy density, all of which call for disciplined asset management and resident retention strategies.
- High renter-occupied share and above-median neighborhood occupancy support demand stability
- 1987 vintage offers competitive positioning with potential value-add through selective modernization
- Elevated ownership costs in the area underpin multifamily reliance and pricing power
- 3-mile household growth and smaller household sizes indicate a broader tenant base over time
- Risks: affordability pressure (rent-to-income), weaker school ratings, and limited local amenities require active management