| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8750 Langdon Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1976 |
| Units | 44 |
| Transaction Date | 2009-02-28 |
| Transaction Price | $625,500 |
| Buyer | LAM DONNA F |
| Seller | WEISS HENRY |
8750 Langdon Ave, North Hills CA Multifamily Opportunity
Neighborhood data point to durable renter demand and steady occupancy, according to WDSuite’s CRE market data, with a deep renter-occupied housing base supporting leasing stability at the submarket level.
Situated in North Hills within the Los Angeles-Long Beach-Glendale metro, the property benefits from a renter-driven location. The neighborhood’s renter-occupied housing share is high, indicating a sizable tenant pool that can support lease-up and renewal activity. Neighborhood occupancy trends are healthy and competitive versus national norms, reinforcing income stability for professionally managed multifamily assets.
Amenity access is mixed: grocery density is strong (competitive among 1,441 Los Angeles metro neighborhoods and high relative to national peers), while parks, pharmacies, and cafes are limited nearby. Restaurant options track above national averages, and childcare availability is a relative strength. For investors, this combination suggests day-to-day convenience with room for curated on-site amenities to enhance retention.
Home values in the neighborhood are elevated compared with national benchmarks, and the value-to-income profile ranks in the top tier nationally, which tends to reinforce reliance on rental housing and can support sustained multifamily demand. At the same time, neighborhood rent-to-income ratios are high, pointing to affordability pressure that warrants attentive lease management and renewal strategies.
Demographics aggregated within a 3-mile radius show modest population softening alongside growth in households and smaller average household sizes. This shift typically expands the renter pool and supports occupancy stability, even as family counts level or decline. School ratings in the immediate area are below national averages; for workforce-oriented assets, investors often offset this with unit renovations, security, and community programming to bolster retention. The 1976 vintage is slightly older than the neighborhood average (late-1970s), creating potential value-add upside through targeted renovations and system updates.
Safety indicators present a mixed but improving picture. Within the Los Angeles metro, the neighborhood’s rank suggests higher reported crime relative to many local peers (ranked closer to the higher-incident end among 1,441 neighborhoods), yet national percentiles for both property and violent offenses sit modestly above the midpoint, indicating comparative resilience versus many U.S. neighborhoods.
Year-over-year trends point to notable declines in estimated offense rates, which is constructive for investor risk assessment. As always, block-level conditions vary; prudent underwriting should incorporate on-site observations, lighting and access controls, and coordination with professional property management to maintain resident safety and support retention.
Proximity to major employers in media, communications, and insurance supports a steady commuter tenant base and can aid retention through manageable travel times to job centers. Notable nearby employers include Charter Communications, Thermo Fisher Scientific, Farmers Insurance, Radio Disney, and Disney.
- Charter Communications — telecommunications (7.5 miles)
- Thermo Fisher Scientific — life sciences (8.0 miles)
- Farmers Insurance Exchange — insurance (8.2 miles) — HQ
- Radio Disney — media (9.0 miles)
- Disney — entertainment (9.7 miles) — HQ
8750 Langdon Ave offers exposure to a renter-centric North Hills location with neighborhood occupancy that trends strong and a deep base of renter-occupied units supporting lease-up and renewal prospects. Elevated ownership costs in the area help sustain multifamily demand, while household growth within a 3-mile radius and shrinking household sizes indicate a broader tenant base over time. Built in 1976, the asset may benefit from value-add upgrades and capital planning to enhance competitiveness versus newer stock.
According to CRE market data from WDSuite, neighborhood-level performance indicators such as occupancy and grocery-access convenience compare favorably against national baselines, while softer signals—like below-average school ratings and affordability pressure from high rent-to-income ratios—warrant conservative underwriting and proactive lease management.
- Renter-heavy neighborhood supports demand depth and renewal visibility.
- Healthy neighborhood occupancy and strong grocery access underpin day-to-day livability.
- 1976 vintage presents value-add potential through targeted renovations and system upgrades.
- Elevated home values reinforce reliance on rental housing, aiding long-term demand.
- Risks: higher rent-to-income ratios, below-average school ratings, and variable local safety require prudent operations and underwriting.