| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8747 Sepulveda Blvd, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 2010 |
| Units | 38 |
| Transaction Date | 2019-05-15 |
| Transaction Price | $7,300,000 |
| Buyer | PI PROPERTIES NO 17 LLC |
| Seller | 8747 SEPULVEDA BOULEVARD LLC |
8747 Sepulveda Blvd North Hills Multifamily Investment
Neighborhood occupancy appears stable and renter demand is deep, according to WDSuite’s CRE market data for the surrounding area. This positions the asset for steady leasing in a high-cost ownership market while allowing disciplined rent management at the neighborhood level.
Located in North Hills within the Los Angeles metro, the property sits in an Urban Core neighborhood where grocery access is strong (high national percentile) and childcare is plentiful, while cafes, parks, and pharmacies are relatively limited. For investors, this mix suggests everyday convenience that supports retention, though on-site amenities may matter more given fewer neighborhood leisure options.
At the neighborhood level, occupancy is in the top quartile nationally, indicating resilient lease-up and limited frictional vacancy compared with many U.S. neighborhoods, based on CRE market data from WDSuite. The share of housing units that are renter-occupied is among the highest in the metro, signaling a large tenant base and depth of multifamily demand rather than ownership preference locally.
Homes in the neighborhood trade at elevated values relative to national norms, a dynamic that tends to sustain reliance on rental housing and can support pricing power for well-positioned multifamily assets. Average school ratings in the neighborhood are lower than national medians, which can influence unit mix strategies and marketing toward renters prioritizing commute convenience and value.
Within a 3-mile radius, recent trends show a modest population contraction alongside an increase in household count and smaller average household sizes. For investors, more households with fewer persons per unit typically expand the renter pool and help support occupancy stability, even when overall population growth is flat to slightly negative.
The asset’s 2010 construction is newer than the neighborhood’s older housing stock (average late-1970s), which can be a competitive differentiator versus legacy product. Investors should still plan for aging systems over the hold period and targeted modernization to maintain positioning against newer deliveries.
Neighborhood safety indicators are comparatively favorable, with overall conditions placing in the top quartile nationally versus other neighborhoods, according to WDSuite’s data. Recent year-over-year trends point to notable declines in estimated violent and property offense rates, which supports renter sentiment and leasing stability without implying block-level guarantees.
Relative to the broader Los Angeles metro’s neighborhood set, the area performs above the metro median on several safety measures. As always, investors should validate conditions at the street level during due diligence and consider standard security measures consistent with urban multifamily assets.
Proximity to major corporate offices helps underpin workforce renter demand and commute convenience, notably in media, telecom, life sciences, and insurance. The following nearby employers anchor the area s job base and support leasing fundamentals.
- Charter Communications telecom (7.4 miles)
- Thermo Fisher Scientific life sciences (8.0 miles)
- Farmers Insurance Exchange insurance (8.3 miles) HQ
- Radio Disney media (9.0 miles)
- Disney entertainment (9.6 miles) HQ
This 38-unit, 2010-vintage asset competes favorably against older neighborhood stock, offering a relative edge on systems and finishes while still benefiting from steady neighborhood occupancy and a high concentration of renter-occupied housing units. Elevated home values in the neighborhood reinforce reliance on multifamily housing, supporting pricing power for well-managed properties.
Within a 3-mile radius, household counts are rising and average household sizes are trending smaller, expanding the tenant base even as population growth is flat to slightly negative. According to commercial real estate analysis from WDSuite, neighborhood-level occupancy is above many U.S. neighborhoods, suggesting durable leasing fundamentals; investors should, however, manage affordability pressure given local rent-to-income ratios and consider targeted upgrades to maintain a competitive position over the hold.
- 2010 construction offers competitive positioning versus older local stock, with manageable modernization needs.
- Neighborhood occupancy ranks in the top quartile nationally, supporting stable cash flow potential.
- High renter-occupied share indicates deep multifamily demand and a broad tenant base.
- Elevated home values sustain renter reliance, supporting lease retention and pricing power.
- Risk: Affordability pressure and lower neighborhood school ratings warrant conservative underwriting and asset-specific amenity upgrades.