| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 47th | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9250 Sepulveda Blvd, North Hills, CA, 91343, US |
| Region / Metro | North Hills |
| Year of Construction | 1972 |
| Units | 46 |
| Transaction Date | 1994-07-19 |
| Transaction Price | $742,000 |
| Buyer | SEPULVEDA LANDMARK APARTMENTS |
| Seller | FEDERAL HOME LOAN MORTGAGE CORPORATION |
9250 Sepulveda Blvd, North Hills Value-Add Multifamily
Neighborhood occupancy has held above metro norms and high ownership costs support steady renter demand, according to WDSuite’s CRE market data. This positions the asset for stable leasing while value-add upgrades could capture additional rent.
Located in North Hills within the Los Angeles-Long Beach-Glendale metro, the property sits in a neighborhood rated C+ with occupancy around the mid-90% range, which is above many metro peers based on WDSuite’s CRE market data. The area’s renter base is supported by a high-cost ownership landscape (home values sit in the top decile nationally), which tends to reinforce rental reliance and pricing power for well-positioned units.
Vintage matters here: built in 1972 against a neighborhood average construction year of 1992 (ranked 112 among 1,441 metro neighborhoods), this asset is older than much of the local stock. That age profile suggests planning for capital expenditures and provides clear value-add and modernization upside to improve competitiveness versus newer comparables.
Within a 3-mile radius, demographics indicate a larger tenant base with approximately half of housing units renter-occupied (about 53%), which supports depth of demand for multifamily. Over the past five years, population edged down slightly while household counts increased, and projections point to continued household growth alongside smaller average household sizes. For investors, that mix generally expands the renter pool and can support occupancy stability and leasing velocity for practical unit mixes.
Local amenities are mixed. Restaurant density is strong (top quintile nationally), and groceries are reasonably represented, while parks, pharmacies, and cafes are comparatively limited (amenities rank 960 among 1,441 metro neighborhoods). Average school ratings trend below metro and national benchmarks, which may modestly weigh on family-driven demand; however, the broader renter profile and commute access can still underpin stable occupancy in workforce-oriented units.
Safety indicators compare favorably in a national context. Overall crime levels benchmark in the upper quartile nationally, and both violent and property offense measures track better than the U.S. median. According to WDSuite’s data, year-over-year shifts show notable declines across key categories, which, if sustained, can support retention and leasing consistency.
As always, investors should assess property-level security measures and block-by-block dynamics during diligence, but the neighborhood’s trend line and comparative standing versus national norms suggest a supportive backdrop for multifamily operations.
The area draws from a diversified employment base spanning telecom, life sciences, insurance, and media/entertainment, supporting renter demand through commute convenience to nearby corporate offices including Charter Communications, Thermo Fisher Scientific, Farmers Insurance Exchange, Radio Disney, and Disney.
- Charter Communications — telecom & cable (7.5 miles)
- Thermo Fisher Scientific — life sciences (8.4 miles)
- Farmers Insurance Exchange — insurance (8.6 miles) — HQ
- Radio Disney — media (9.3 miles)
- Disney — entertainment studios (9.9 miles) — HQ
This 46-unit, 1972-vintage asset offers a straightforward value-add path in a neighborhood where occupancy trends run above metro medians and ownership costs remain elevated relative to incomes. Based on commercial real estate analysis from WDSuite, the surrounding 3-mile area shows a sizable renter pool, with household growth and smaller household sizes expected to expand demand for multifamily rentals over the medium term.
While school ratings and some amenity gaps are considerations, the combination of proven renter demand, high-cost ownership dynamics, and modernization potential positions renovations (unit interiors, common areas, building systems) to drive rent and retention without assuming aggressive market timing.
- Above-median neighborhood occupancy supports leasing stability and retention.
- 1972 vintage provides clear value-add and systems modernization upside.
- High-cost ownership market reinforces renter reliance and pricing power.
- 3-mile household growth and smaller household sizes expand the renter base.
- Risks: older asset capex needs, below-average school ratings, and uneven amenity coverage.