| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 45th | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8303 Darby Ave, Northridge, CA, 91325, US |
| Region / Metro | Northridge |
| Year of Construction | 1986 |
| Units | 25 |
| Transaction Date | 2022-12-15 |
| Transaction Price | $7,575,000 |
| Buyer | 8803 DARBY LLC |
| Seller | FWPW REAL ESTATE FUND LTD |
8303 Darby Ave Northridge Multifamily Investment
Neighborhood renter-occupied share supports a deep tenant base, and, according to WDSuite’s CRE market data, occupancy in the surrounding area trends above national norms — favorable for stabilized leasing and retention.
Situated in Northridge within the Los Angeles-Long Beach-Glendale metro, this location scores A- at the neighborhood level and ranks 347 out of 1,441 metro neighborhoods, placing it above the metro median and competitive within Los Angeles submarkets for multifamily demand, per WDSuite.
Daily-life amenities are a local strength: restaurants sit in the 99th percentile nationally, cafes in the 97th, groceries in the 95th, and pharmacies in the 97th. Park access is limited (ranked 1,441 of 1,441), so outdoor recreation may rely on private or regional options. Average school ratings trend below national midpoints, which investors should weigh when targeting family-oriented renter segments.
Rent levels in the neighborhood are elevated relative to most U.S. areas (median contract rent ranks in the 92nd percentile nationally), while the homeownership market is high-cost (home values 95th percentile and value-to-income ratio 99th percentile). In investor terms, this high-cost ownership landscape reinforces reliance on rental housing and can support pricing power; however, a rent-to-income ratio near the low national percentile indicates affordability pressure that may require careful lease management and concessions strategy.
Occupancy is resilient at the neighborhood level, with rates in the top quintile nationally, supporting stabilized operations. Renter-occupied housing accounts for a majority share locally, signaling depth in the tenant pool and steady multifamily demand. The property’s 1986 vintage is newer than the neighborhood’s average 1976 stock, which can be relatively competitive versus older assets while still benefiting from targeted systems upgrades or common-area modernization to enhance positioning.
Within a 3-mile radius, demographics show modest recent population slippage but growth in households and families over the prior period, with WDSuite data indicating a trend toward smaller household sizes. Looking forward, projections point to a larger household count alongside smaller average households, which typically expands the renter pool and supports occupancy stability for well-positioned units.
Neighborhood safety indicators compare favorably: overall crime sits around the 74th national percentile, suggesting an upper-tier profile versus U.S. neighborhoods. Within the metro, the neighborhood ranks 420 out of 1,441, which is above the metro median and competitive among Los Angeles neighborhoods.
Recent trends are constructive: WDSuite data shows substantial year-over-year decreases in both violent and property offenses in the neighborhood, supporting a positive directional read on local conditions. As always, investors should evaluate property-level measures and insurer feedback to align coverage and OPEX planning with on-the-ground operations.
The employment base blends nearby life sciences, insurance, telecom, energy, and entertainment, supporting renter demand through diverse, commutable jobs. The list below reflects key employers within practical commuting distance that can aid tenant retention.
- Thermo Fisher Scientific — life sciences (4.99 miles)
- Farmers Insurance Exchange — insurance (5.02 miles) — HQ
- Charter Communications — telecommunications (11.07 miles)
- Occidental Petroleum — energy (12.91 miles) — HQ
- Disney — entertainment (13.02 miles) — HQ
8303 Darby Ave offers investors a 25-unit foothold in a Los Angeles metro neighborhood with strong amenity density, resilient occupancy, and a renter-leaning housing base. The 1986 vintage is newer than the neighborhood’s average 1976 stock, creating a competitive edge against older assets while still leaving room for targeted value-add through systems updates and common-area enhancements. According to CRE market data from WDSuite, neighborhood occupancy trends in the upper national tiers and rent levels align with a high-cost ownership market, which can sustain rental demand for well-positioned product.
Within a 3-mile radius, household counts have grown and are projected to expand further even as household sizes trend smaller — dynamics that typically increase the renter pool and support leasing stability. Elevated home values relative to incomes reinforce reliance on rental housing, though the rent-to-income profile suggests affordability pressure that may require disciplined renewals, unit mix strategy, and amenity-driven retention.
- Occupancy strength and renter depth at the neighborhood level support stabilized cash flow.
- 1986 vintage offers competitive positioning versus older local stock with value-add upside.
- High-cost ownership market underpins demand and pricing power for quality units.
- Household growth and smaller household sizes within 3 miles expand the renter pool.
- Risks: affordability pressure (rent-to-income), lower school ratings, and limited park access may require targeted leasing and amenity strategy.