| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9015 Orion Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 2006 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9015 Orion Ave North Hills Multifamily Investment
2006-vintage, 21-unit asset in a renter-heavy pocket of Los Angeles County, positioned for steady leasing and durable demand, according to WDSuite’s CRE market data.
North Hills sits within the Los Angeles-Long Beach-Glendale metro and functions as an Urban Core neighborhood with rental fundamentals that support multifamily performance. Neighborhood occupancy is 95.7% (neighborhood-level, not the property), placing it in the upper tier nationally, and the share of housing units that are renter-occupied is high, signaling a deep tenant base and potential for stable renewals.
Daily needs are well covered: grocery access is strong (high national percentile), while restaurants are competitive among metro peers. Fewer parks, pharmacies, and cafes in the immediate area point to less lifestyle frontage, but childcare density scores well above national averages—relevant for workforce housing demand and family-oriented renters.
Within a 3-mile radius, demographic statistics indicate a modest population dip alongside an increase in households and smaller average household sizes over the last five years. This shift typically expands the renter pool and supports occupancy stability. Median household incomes have been rising, and neighborhood-level rents have grown over the period, reinforcing sustained multifamily demand without relying solely on in-migration.
Housing stock in the neighborhood skews older on average (late-1970s), so 2006 construction stands relatively newer—which can enhance competitive positioning versus legacy assets while still warranting targeted capital planning for systems and common areas as the property seasons. Elevated home values in this high-cost ownership market tend to sustain renter reliance on multifamily housing, supporting pricing power and lease retention for well-managed assets.
Neighborhood safety indicators compare favorably at a national level, with outcomes in the safer quartiles nationwide. Recent trend data shows sharp year-over-year declines in both property and violent offenses (neighborhood-level, not the property), placing the neighborhood near the top of national improvement distributions. Investors should view this as supportive of leasing and retention, while continuing to underwrite prudent security and operating practices typical for Los Angeles urban neighborhoods.
Proximity to regional corporate offices supports a broad commuter tenant base and helps underpin leasing stability, particularly for telecom, life sciences, insurance, and entertainment workers listed below.
- Charter Communications — telecommunications (7.7 miles)
- Thermo Fisher Scientific — life sciences offices (8.0 miles)
- Farmers Insurance Exchange — insurance (8.2 miles) — HQ
- Radio Disney — media & entertainment (9.3 miles)
- Disney — media & entertainment (10.0 miles) — HQ
This 21-unit property, built in 2006, is newer than much of the surrounding 1970s-era stock, offering relative competitiveness versus older assets while still benefiting from targeted modernization and capex planning over the hold. Neighborhood-level occupancy is strong and the renter concentration is high (neighborhood metrics, not the property), suggesting a durable tenant base and steady leasing. Elevated for-sale housing costs in Los Angeles County reinforce reliance on rentals, which can support pricing power and retention for well-managed communities.
Within a 3-mile radius, investor-relevant demographics point to growing household counts and smaller household sizes, expanding the renter pool even as population growth moderates. Neighborhood rent growth and rising incomes provide additional support for long-term multifamily performance. According to CRE market data from WDSuite, these location fundamentals align with stable occupancy and sustained renter demand, while rent-to-income levels warrant attentive lease management to mitigate affordability pressure.
- 2006 construction offers competitive positioning versus older neighborhood stock with targeted value-add and systems planning.
- Strong neighborhood occupancy and high renter-occupied share support leasing stability and renewal depth.
- High-cost ownership market in Los Angeles County sustains multifamily demand and can support pricing power.
- 3-mile household growth and smaller household sizes expand the renter pool, supporting long-term demand.
- Risks: affordability pressure (rent-to-income), limited park/cafe presence, and varying school quality require prudent underwriting.