| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8558 Columbus Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1974 |
| Units | 30 |
| Transaction Date | 1997-12-26 |
| Transaction Price | $650,000 |
| Buyer | TRAMONTO LLC |
| Seller | STROMBERG RICHARD |
8558 Columbus Ave, North Hills Multifamily Opportunity
Neighborhood occupancy remains elevated and renter demand is deep, according to WDSuite's CRE market data, supporting consistent leasing fundamentals around this North Hills asset.
Situated in Los Angeles' North Hills, the property benefits from a renter-heavy housing base and solid neighborhood operating metrics. Neighborhood occupancy is high and ranks above the metro median (351 of 1,441), with national performance in the upper tier, helping support revenue stability for nearby multifamily assets. Renter-occupied share is also exceptionally high (78 of 1,441), indicating a deep tenant pool and consistent demand for professionally managed apartments.
Daily-needs access is a relative strength: restaurant and cafe density trend in the top decile nationally, and grocery and pharmacy access are also strong. Within the Los Angeles-Long Beach-Glendale metro, overall amenity access is competitive (330 of 1,441). Limited park acreage locally is a known gap, which may influence resident recreation options but can be mitigated by nearby private amenities.
For investors considering value-add, the 1974 construction is slightly older than the neighborhood average vintage (1979; 384 of 1,441), which points to targeted capital planning for systems and finishes to enhance competitive positioning. Median home values in the area are elevated relative to incomes (high national percentile for value-to-income), which tends to sustain renter reliance on multifamily housing and can support pricing power when managed carefully.
Demographic statistics aggregated within a 3-mile radius show households have grown recently and are projected to expand further even as population trends edge down, implying smaller household sizes and a larger renter pool over time. School ratings run below national averages, a consideration for family-oriented leasing strategies; however, the urban-core location and amenity access continue to underpin demand from working-age renters.
Safety indicators for the neighborhood compare favorably in context. Relative to the Los Angeles-Long Beach-Glendale metro, the area's crime rank sits in a stronger half (358 of 1,441), and national placement trends above average. Property and violent incident rates are near or modestly better than national norms, with year-over-year estimates showing marked improvement, suggesting positive momentum rather than a claim of block-level safety.
Investors should weigh these comparative trends alongside on-the-ground diligence and property-level measures, recognizing that neighborhood rankings reflect broader patterns rather than specific parcels.
Proximity to major employers supports renter demand through commute convenience, including telecom, life sciences, insurance, and entertainment/media anchors noted below.
- Charter Communications — telecommunications (7.15 miles)
- Thermo Fisher Scientific — life sciences (8.08 miles)
- Farmers Insurance Exchange — insurance (8.34 miles) — HQ
- Radio Disney — media (8.70 miles)
- Disney — entertainment (9.35 miles) — HQ
This 30-unit, 1974-vintage property aligns with a renter-dense North Hills location where neighborhood occupancy trends in the upper tier nationally and above the metro median. The combination of strong daily-needs access, elevated ownership costs relative to incomes, and a growing household base within a 3-mile radius supports durable multifamily demand and lease retention potential. At the same time, the asset's older vintage suggests clear value-add pathways through selective renovations and systems upgrades, which can strengthen competitive positioning among nearby stock, according to CRE market data from WDSuite.
Key considerations include managing rent-to-income affordability pressure to protect retention, addressing limited park access with on-site amenities, and calibrating marketing where school ratings run below national averages. Overall, location fundamentals and a deep renter pool present supportive conditions for long-term operations while rewarding disciplined capital planning.
- High neighborhood occupancy and deep renter base support leasing stability
- 1974 vintage offers value-add/modernization upside through targeted capex
- Elevated ownership costs in the area reinforce reliance on rentals
- Risk: affordability pressure and below-average schools require careful lease and amenity strategy