| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 17th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9121 Sepulveda Blvd, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 2001 |
| Units | 46 |
| Transaction Date | 2000-06-02 |
| Transaction Price | $333,500 |
| Buyer | MISSION CITY LIGHTS ASSOCIATES |
| Seller | HAJEE RAFIQUE K |
9121 Sepulveda Blvd North Hills Multifamily Investment
Renter demand is reinforced by a high neighborhood renter-occupied housing share and above-median occupancy, according to WDSuite’s CRE market data. This supports stable leasing for a 46-unit asset in a high-cost ownership market.
Situated in North Hills within the Los Angeles-Long Beach-Glendale metro, the property benefits from neighborhood fundamentals that are competitive among Los Angeles-Long Beach-Glendale neighborhoods (housing rank positions the area within the more attractive third among 1,441 metro neighborhoods). Occupancy in the neighborhood sits above the metro median and is in the top quartile nationally, supporting steady cash flow dynamics for multifamily. The share of renter-occupied housing units is among the highest nationally (top percentile), indicating a deep tenant base and consistent leasing velocity for workforce-oriented product.
Local convenience is anchored by strong grocery access (top-tier nationally), while cafe, park, and pharmacy densities are thinner in the immediate area. Average school ratings trail metro and national norms, which investors should account for in tenant mix expectations and marketing strategies. Elevated home values place the neighborhood in the upper national percentiles, reinforcing reliance on multifamily housing and supporting rent resilience, particularly for well-managed assets.
Demographic statistics aggregated within a 3-mile radius show households have grown recently and are projected to increase further as average household size declines, pointing to a larger pool of renting households even as population growth trends remain mixed. Median incomes have risen alongside rent levels, which supports demand but introduces affordability pressure to monitor for lease retention. These dynamics align with the investment lens typical of multifamily property research while emphasizing practical leasing and renewal management.
Vintage matters: built in 2001, the asset is newer than the area’s average construction year (1979). That positioning offers a competitive edge versus older stock in this urban core setting, though investors should still plan for ongoing system updates and selective upgrades to sustain relative appeal.
Safety indicators point to mid-pack incident levels compared with neighborhoods nationwide, with both violent and property offenses aligning near the middle percentiles nationally. Importantly, recent year-over-year declines in both categories rank among the strongest improvements in the country, suggesting a constructive near-term trend that can support leasing stability and resident retention without overreliance on block-level assumptions.
Within the Los Angeles-Long Beach-Glendale metro, conditions vary by micro-area; investors should underwrite with property-level measures (lighting, access control, parking security) and consider how improving trendlines can complement operational strategies rather than relying solely on regional averages.
The surrounding employment base spans telecom, life sciences, insurance, and entertainment, supporting commuter convenience and a diversified renter pool. Notable nearby employers include Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney.
- Charter Communications — telecommunications (7.5 miles)
- Thermo Fisher Scientific — life sciences (8.3 miles)
- Farmers Insurance Exchange — insurance (8.5 miles) — HQ
- Radio Disney — media & entertainment (9.2 miles)
- Disney — media & entertainment (9.8 miles) — HQ
This 46-unit asset built in 2001 positions ahead of much of the neighborhood’s older stock, supporting competitive tenant appeal while leaving room for targeted upgrades as systems age. Neighborhood occupancy is above the metro median and within the top quartile nationally, and the renter-occupied housing share ranks among the highest in the country—both aligned with durable multifamily demand. Elevated ownership costs in the area further reinforce reliance on rentals, while grocery access is strong even as certain amenity categories remain thinner nearby. According to commercial real estate analysis from WDSuite, these factors collectively support steady leasing with measured upside from modernization rather than heavy repositioning.
Demographics aggregated within a 3-mile radius indicate household growth and a shift toward smaller household sizes, which expands the renter pool despite mixed population trends. Rising incomes and rents support pricing power but warrant attention to rent-to-income levels and lease management to protect retention. Recent safety trend improvements add a constructive backdrop, though underwriting should reflect micro-location due diligence and property-level security measures.
- Above-median occupancy and very high renter concentration support stable leasing
- 2001 vintage offers competitive positioning versus older neighborhood stock
- High-cost ownership market sustains multifamily demand and renewal prospects
- 3-mile household growth and smaller household sizes expand the renter pool
- Risk: affordability pressure and uneven nearby amenities require active lease and asset management