| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 47th | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9111 Burnet Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1985 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9111 Burnet Ave North Hills Multifamily Investment
Neighborhood occupancy trends are above the metro median and homeownership costs are elevated for Los Angeles, supporting sustained renter demand, according to WDSuite’s CRE market data. For investors, this points to stable leasing fundamentals at a property scale suited for professional management.
Situated in North Hills within Los Angeles County, the property benefits from neighborhood occupancy that sits above the metro median and in a stronger national percentile, indicating comparatively steady renter demand. Median asking rents in the area rank high nationally, reflecting a high-cost ownership market that can support pricing power for well-managed assets, while lease management should still monitor affordability to protect retention.
The building was constructed in 1985, while the neighborhood’s average construction year skews newer (1992). That vintage gap implies potential value-add or targeted capital planning to modernize systems and finishes, which can enhance competitive positioning against newer stock and support rent growth without overextending capex.
Within a 3-mile radius, a slight majority of housing units are renter-occupied, underscoring the depth of the tenant base for an 81-unit asset. Over the last five years, the local population edged lower while household counts increased and average household size declined—signals of smaller household formation that can expand the renter pool and support occupancy stability for multifamily.
Amenities are mixed: restaurants and grocery access score above national medians, while parks, pharmacies, and cafes are comparatively sparse. Average school ratings trend below national benchmarks, which some households may factor into location decisions; for workforce-oriented properties, proximity to employment and essential retail can offset this in day-to-day leasing dynamics. Home values sit in a high national percentile and the value-to-income ratio is elevated, reinforcing reliance on rental housing; at the same time, rent-to-income in the neighborhood is moderate, which can aid lease retention and reduce turnover risk.
Safety indicators show improvement on a year-over-year basis, with estimated rates for both property and violent incidents declining. In national comparisons, the neighborhood’s composite measures for property and violent incidents sit above the U.S. median, suggesting comparatively favorable conditions versus many neighborhoods nationwide.
At the metro level, conditions can vary block to block, so prudent underwriting should incorporate property-level controls and operating practices. Overall, the trend of declining incident rates and an above-median national standing provide a constructive backdrop for tenant retention and day-to-day operations without relying on sensational claims or block-specific conclusions.
The area draws from a diversified employment base across media, communications, insurance, and life sciences, supporting commuter convenience and a broad renter pool for workforce and professional tenants. Nearby anchors include Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney.
- Charter Communications — telecommunications (7.3 miles)
- Thermo Fisher Scientific — life sciences offices (8.4 miles)
- Farmers Insurance Exchange — insurance (8.7 miles) — HQ
- Radio Disney — media (9.1 miles)
- Disney — media & entertainment (9.7 miles) — HQ
This 81-unit 1985-vintage asset aligns with North Hills fundamentals that favor renter demand: neighborhood occupancy trends are above the Los Angeles metro median, and elevated ownership costs in the area continue to reinforce reliance on multifamily. According to commercial real estate analysis from WDSuite, national comparisons place local rents and home values in higher percentiles, which can support pricing power for well-maintained communities while keeping an eye on rent-to-income for lease management.
The property’s slightly older vintage versus the neighborhood average (1992) creates a clear value-add path through selective renovations and systems upgrades, positioning the asset to compete with newer stock. Within a 3-mile radius, a majority renter-occupied housing base and a shift toward more households with smaller sizes point to a larger tenant base over time, supporting occupancy stability and potential revenue optimization.
- Above-median neighborhood occupancy supports leasing stability and reduces downtime risk.
- High-cost ownership market sustains renter reliance, aiding pricing power and retention.
- 1985 vintage offers value-add and capex-driven upside versus newer competitive stock.
- 3-mile household growth and smaller household sizes expand the renter pool, supporting occupancy.
- Risks: below-average school ratings and uneven amenity depth require targeted positioning and resident services.