| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8633 Columbus Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1974 |
| Units | 34 |
| Transaction Date | 2014-05-28 |
| Transaction Price | $3,835,000 |
| Buyer | Blxy LLC |
| Seller | Vinod Kardani |
8633 Columbus Ave North Hills Multifamily Value-Add
Neighborhood-level data point to durable renter demand and high occupancy in North Hills, according to WDSuite’s CRE market data, with metrics reflecting the surrounding neighborhood rather than this specific property. A 1974 vintage suggests potential value-add and capex planning to stay competitive against newer stock.
The property sits in an Urban Core pocket of North Hills with a B- neighborhood rating. Neighborhood occupancy is strong and ranks in the top quartile among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, supporting expectations for leasing stability at the neighborhood level rather than at the property. Renter-occupied share is among the highest in the metro, indicating a deep tenant base for multifamily operators.
Local convenience is a relative strength. Restaurants, cafes, groceries, and pharmacies index well above national norms, which supports day-to-day livability and can aid retention. Park access within the immediate area is limited, so on-site amenities and unit finishes may matter more for resident satisfaction.
Within a 3-mile radius, households have grown even as population has edged down, and forecasts show further household growth alongside smaller average household sizes. For investors, this points to a larger pool of renting households over time, which can support occupancy stability and absorption for well-positioned assets.
Ownership costs in the neighborhood are elevated relative to incomes, and the value-to-income ratio ranks among the highest nationally. That high-cost ownership context tends to sustain reliance on rental housing, while a higher rent-to-income profile suggests affordability pressure that calls for disciplined lease management and thoughtful renewal strategies.
School ratings in the area trail national averages, which may be a consideration for family-focused renter segments. The average construction year in the neighborhood is late-1970s; with a 1974 build, this asset is somewhat older than nearby stock, highlighting the importance of ongoing renovations and systems upgrades to remain competitive.
Neighborhood safety indicators compare favorably versus many parts of the Los Angeles-Long Beach-Glendale metro, with the area placing in the top quartile among 1,441 metro neighborhoods and in a stronger position than much of the nation. Recent data also show notable year-over-year declines in both violent and property offenses, with improvement trends performing at a top-tier level nationally, based on WDSuite’s datasets.
As always, safety can vary by block and over time. Investors should evaluate recent comps and property-level security features to align with resident expectations and underwriting assumptions.
Proximity to major employers such as Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney supports a broad workforce renter base and commute convenience, which can aid leasing and retention.
- Charter Communications — telecom & media offices (7.2 miles)
- Thermo Fisher Scientific — life sciences offices (8.1 miles)
- Farmers Insurance Exchange — insurance (8.4 miles) — HQ
- Radio Disney — media offices (8.8 miles)
- Disney — entertainment (9.4 miles) — HQ
8633 Columbus Ave is a 34-unit, 1974-vintage asset positioned in a North Hills neighborhood with strong renter concentration and top-quartile neighborhood occupancy. The combination of a deep tenant base and solid convenience retail/food access supports day-to-day livability that can translate to steadier leasing. According to commercial real estate analysis from WDSuite, the surrounding neighborhood’s high-cost ownership landscape reinforces longer-term reliance on multifamily housing, while the asset’s older vintage points to value-add potential through targeted renovations and systems modernization.
Within a 3-mile radius, households have increased despite modest population contraction, and forecasts point to further household growth as average household size declines—an investor-relevant signal for a larger renter pool over time. Balancing that demand backdrop, affordability pressure and modest school ratings argue for careful rent setting, amenity programming, and resident retention strategies.
- Top-quartile neighborhood occupancy and high renter concentration support leasing stability
- 1974 vintage creates value-add upside via unit and systems upgrades
- Strong access to restaurants, cafes, and groceries aids resident retention
- Elevated ownership costs bolster renter reliance on multifamily
- Risks: affordability pressure, limited nearby parks, and below-average school ratings require disciplined operations