| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8602 N Columbus Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1978 |
| Units | 42 |
| Transaction Date | 2023-09-07 |
| Transaction Price | $9,970,000 |
| Buyer | SOUTH BAY COMMUNITY VILLAS LP |
| Seller | COLUMBUS TERRACE APARTMENTS LP |
8602 N Columbus Ave, North Hills Multifamily
Neighborhood renter demand is deep and occupancy has held firm relative to the metro, according to WDSuite’s CRE market data, supporting stable leasing for a 42-unit asset in Los Angeles County.
The property sits in North Hills within the Los Angeles-Long Beach-Glendale metro, an Urban Core neighborhood rated B- that trends investor-friendly on several fundamentals. Amenity access is strong — restaurants and cafes score in the top quartile nationally, with grocery and pharmacy density also above national medians — which supports day-to-day convenience and resident retention.
From an operations lens, neighborhood occupancy is elevated and ranks in the top quartile among 1,441 metro neighborhoods, signaling resilient demand for rental units. Renter concentration is high at the neighborhood level (renter-occupied share sits near the top of national distributions), indicating a large tenant base for multifamily.
Home values in the area are elevated versus national norms, which typically sustains reliance on rental housing and can support pricing power for well-positioned assets. That said, rent-to-income metrics indicate affordability pressure in the neighborhood; owners should manage renewals and rent steps thoughtfully to balance retention and revenue.
Within a 3-mile radius, recent demographic patterns show modest population softening over five years but growth in total households and families, implying smaller household sizes and a broader lease-ready pool. Looking ahead, forecasts show further increases in household counts and incomes, alongside continued rent growth — dynamics that expand the tenant base and support occupancy stability for professionally managed properties, based on commercial real estate analysis from WDSuite.
Safety indicators are mixed but generally favorable in a national context. Neighborhood violent and property offense measures sit modestly above national averages for safety, and recent year-over-year trends point to sizable declines in both categories — a positive directional signal for investors managing risk over the hold period.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), relative positioning varies by measure, so prudent owners should maintain standard security practices and monitor trends. Use recent comparative data to guide lighting, access control, and resident communication rather than relying on block-level assumptions.
Nearby corporate employment centers help underpin renter demand through commute convenience and sector diversity. Key nodes within a roughly 7–10 mile radius 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 (9.4 miles) — HQ
8602 N Columbus Ave is a 42-unit, 1978-vintage multifamily asset positioned in a high-renter, high-occupancy neighborhood of Los Angeles County. Elevated ownership costs in the area reinforce reliance on rental housing, while neighborhood occupancy sits in the top tier for the metro, supporting steady leasing. Within a 3-mile radius, households have grown despite modest population contraction, and forecasts point to additional household expansion with rising incomes — factors that broaden the tenant base and support rent durability. According to CRE market data from WDSuite, the surrounding neighborhood’s amenity access ranks well nationally, aiding retention for stabilized assets.
Vintage creates clear value-add angles: 1978 construction typically benefits from targeted renovations (unit interiors, energy systems, and common-area refresh) to enhance competitiveness against newer stock. Investors should also plan for affordability-sensitive lease management given higher rent-to-income ratios and monitor school and open-space perceptions, which can influence marketing and retention strategies.
- High renter concentration and metro-top-quartile occupancy support stable demand
- Elevated ownership costs bolster reliance on multifamily, aiding pricing power
- 1978 vintage offers value-add potential through targeted renovations
- Nationally strong amenity access (food, grocery, pharmacy) supports retention
- Risks: affordability pressure, modest population softness, and perception-related factors (schools/parks)