| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8762 Langdon Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1985 |
| Units | 45 |
| Transaction Date | 2016-05-18 |
| Transaction Price | $6,398,000 |
| Buyer | FAFA Real Estate LLC |
| Seller | Los Angeles Properties Apts 1 LLC, Private Investor, Positive Investments, Inc. - Rao Yalamanchili, PCraicseh/ uEnqitu aivnadle /nsft |
8762 Langdon Ave, North Hills Multifamily Investment
Renter-occupied housing is prevalent in this North Hills neighborhood, supporting stable occupancy and pricing discipline, according to WDSuite’s CRE market data. Elevated ownership costs in Los Angeles County reinforce reliance on rentals and deepen the tenant base.
This Urban Core neighborhood in North Hills shows durable renter demand: neighborhood occupancy is in the mid-90s and sits above national norms, based on CRE market data from WDSuite. The renter-occupied share is high, indicating a deep tenant pool that can support leasing velocity and renewal stability for a 45-unit asset.
Local amenity access is mixed. Grocery access scores strong on a national basis (high percentile), while parks, pharmacies, and cafes are limited close-in. Investors should underwrite resident convenience largely to everyday retail rather than destination amenities, and consider on-site features that offset amenity gaps.
Within a 3-mile radius, households have increased over the past five years and are projected to rise further even as population trends edge lower, reflecting smaller household sizes. This shift typically expands the renter pool and supports occupancy stability for smaller average unit sizes like this property’s 577 SF average.
Home values in the neighborhood rank high nationally, a hallmark of a high-cost ownership market in Los Angeles. That context tends to sustain multifamily demand and can support rent resilience, though investors should manage rent-to-income affordability pressure in leasing and renewals. School ratings trend below national medians, which may modestly narrow family-driven demand relative to other segments.
Safety indicators compare favorably: the neighborhood scores in the top quartile nationally for lower crime, and it is competitive among Los Angeles-Long Beach-Glendale neighborhoods (331 out of 1,441). Recent WDSuite data also shows notable year-over-year declines in both violent and property offenses, a positive directional trend for tenant retention and leasing.
As with any urban submarket, performance varies by block and property operations. Owners can reinforce outcomes through lighting, access control, and partnerships with professional security where appropriate.
Nearby corporate employers provide a broad white-collar and media/telecom employment base that supports commuter demand and leasing stability. The list below highlights key anchors within an easy driving radius that align with the area’s renter profile.
- Charter Communications — telecommunications (7.5 miles)
- Thermo Fisher Scientific — life sciences offices (8.0 miles)
- Farmers Insurance Exchange — insurance services (8.2 miles) — HQ
- Radio Disney — media (9.1 miles)
- Disney — entertainment (9.7 miles) — HQ
This 1985-vintage, 45-unit asset positions slightly newer than the neighborhood’s average construction vintage, offering relative competitiveness versus older stock while still presenting value-add potential through modernization of interiors and building systems. According to CRE market data from WDSuite, neighborhood occupancy trends above national baselines and the renter-occupied share is high, supporting demand depth and renewal stability.
High home values across the Los Angeles metro reinforce renter reliance on multifamily housing, while 3-mile household counts are rising and projected to continue growing as average household size declines — a setup that can expand the renter pool even amid flat-to-down population trends. Investors should balance these strengths against affordability pressure (elevated rent-to-income) and below-median school ratings when shaping unit mix, amenity strategy, and renewal management.
- Occupancy above national norms and concentrated renter base support leasing stability
- 1985 vintage offers competitive positioning with clear value-add and modernization upside
- High home values in a high-cost ownership market reinforce sustained rental demand
- 3-mile household growth and smaller household sizes expand the local renter pool
- Risks: affordability pressure (rent-to-income), limited nearby amenities, and below-median school ratings