| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 47th | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9205 Burnet Ave, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1985 |
| Units | 46 |
| Transaction Date | 1996-05-07 |
| Transaction Price | $1,500,000 |
| Buyer | ABECASSIS ARON |
| Seller | FNB REAL ESTATE CORP |
9205 Burnet Ave North Hills Multifamily Value-Add
Positioned in Los Angeles Long Beach Glendale CA metro, this North Hills asset benefits from steady neighborhood occupancy and a deep renter base, according to WDSuite s CRE market data. Elevated ownership costs nearby support rental demand and potential pricing resilience for a professionally managed, well-located community.
Livability supports renter demand at the neighborhood scale. Restaurants and grocery access track above national norms (restaurants sit in the top quartile nationally; groceries are also strong), while childcare density is similarly competitive. Caf e9s, parks, and pharmacies are limited in immediate proximity, which places a premium on on-site amenities and convenient transportation access for residents.
For investors evaluating demand depth, the 3-mile radius shows a renter-occupied share of housing at roughly a majority today, with WDSuite indicating a further tilt toward renting in the outlook. Household counts are projected to increase notably even as average household size trends smaller, expanding the tenant base and supporting occupancy stability for multifamily properties.
Income and housing context point to durable rental reliance. Neighborhood home values and value-to-income ratios are high versus national benchmarks, which typically sustains renter reliance on multifamily housing and can aid lease retention. At the same time, rent-to-income metrics in the neighborhood are comparatively manageable, suggesting lower affordability pressure and potential stability in collections and renewals.
Asset positioning: the property s 1985 vintage is older than the neighborhood s average construction year. That often implies near- to medium-term capital planning needs, balanced by value-add potential through targeted renovations and modernization to compete against newer stock. These dynamics, combined with an above metro median neighborhood occupancy level, indicate a market where well-executed upgrades can translate into competitive performance, based on CRE market data from WDSuite.
Safety trends should be viewed in context. WDSuite s CRE data indicates the neighborhood compares favorably to many U.S. areas on a national basis (higher safety percentile nationally), and recent year-over-year shifts show marked declines in both violent and property offense rates. For investors, this trend framing supports tenant retention narratives and leasing stability without making block-level claims.
As always, investors should underwrite with localized diligence across different dayparts and micro-areas of North Hills and the broader Los Angeles Long Beach Glendale metro. Comparative and trend perspectives are most useful for understanding risk and how on-site operations lighting, access control, and community engagement can complement market-level safety improvements.
Nearby employers in telecom, life sciences, insurance, and entertainment including Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney anchor a diverse employment base that supports renter demand and commute convenience for workforce- and middle-income tenants.
- Charter Communications telecom (7.3 miles)
- Thermo Fisher Scientific life sciences (8.5 miles)
- Farmers Insurance Exchange insurance (8.7 miles) HQ
- Radio Disney media (9.1 miles)
- Disney entertainment (9.7 miles) HQ
This 46-unit North Hills multifamily presents a straightforward value-add thesis. The 1985 vintage suggests targeted renovation and systems upgrades can enhance competitiveness against newer stock, while neighborhood occupancy trends sit above the metro median and are reinforced by a large, growing household base within 3 miles. High ownership costs relative to income in the area tend to sustain reliance on rentals, supporting tenant depth and pricing power through cycles, per WDSuite s commercial real estate analysis.
Demand is further underpinned by proximity to diversified employers across telecom, life sciences, insurance, and entertainment, offering commute-friendly housing for a broad workforce. While amenity gaps (limited parks, pharmacies, and caf e9 density) and lower-rated schools require strategic positioning, well-executed asset management can offset these factors with on-site features and service quality.
- Neighborhood occupancy above metro median supports leasing stability
- 1985 vintage offers clear value-add and CapEx-driven upside
- High ownership costs reinforce renter demand and potential retention
- Diverse nearby employers bolster workforce housing demand
- Risks: limited nearby amenities and lower school ratings require strong on-site programming