8500 RUBIO AVE — Rent Intelligence for North Hills, LA

North Hills · Los Angeles, CA 91343

Built 19531 units

Current rent range

$1,445 – $3,887 / mo

5 bedroom bands tracked · sampled from recent listings

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8500 RUBIO AVE

Los Angeles, CA 91343

HPD violations0last 7 years · class A, B, C

Evictions filed0last 7 years

Tenant reviews0no reviews yet

Rent-stab units—no coverage

Building age73 ybuilt 1953

311 complaints3last 7 years

01 / 10

Rental intelligence.

Neighborhood Median Rent

North Hills · March 2026

Studio

$1,700/mo

1 BR

$1,900/mo

2 BR

$2,400/mo

3 BR

$3,050/mo

4 BR

$3,380/mo

Compare this building's listings above against the neighborhood medians.

Seasonal Pattern

Best & worst months to sign a lease

Cheapest

July

Most expensive

January

JFMAMJJASOND

Potential savings: ~9% by timing your move to July.

Units Historic Rent 0 listings

—No dataNo recent listings

Neighborhood Rent Range North Hills

Studio

$1,700

$1,445 – $1,955

1 Bed

$1,900

$1,900

2 Bed

$2,400

$2,040 – $2,760

3 Bed

$3,050

$2,593 – $3,507

4 Bed

$3,380

$2,873 – $3,887

Range (P25 – P75)MedianBased on recent listings in North Hills

01 / 09

Rental intelligence.

01b / 09

Rent trends.

North Hills/Panorama City

Quarterly market rent, 2014–2026 (latest = Q1 2026 forecast)

Asking rent

$1,777

current quarter

Effective rent

—

per bedroom only

YoY change

1.1%

asking, vs 1 yr ago

10-year change

35%

asking, since ~'16

Asking rent per bedroom type — switch tabs to see each with effective (concession-net) rent.

01b / 09

Rent trends.

02 / 10

Violations, 311, & more.

hpd · dob · 311 · acris
last 7 years

Violation & Complaint Trends

Monthly counts over the last 7 years · all data sources

Steady

HPDTop Violations

0 total

No violations
0

311Top Complaints

3 total

Illegal Dumping Item Pickup
3

DOBTop Filings

0 total

DOB Violations
0

EvictionsEvictions

0 filed

Evictions filed
0

Recent records

Last 7 years

—NO RECORDS—
No HPD records on file in the last 7 years.

See all 0 HPD records

02 / 09

Violations, 311, & more.

06 / 09

Location & daily life.

07 / 10

About this area.

North Hills · 91343

Neighborhood overview

North Hills→

Vibe · top buildings · landlords · schools · transit

Crime in 91343

See full breakdown→

Incident type · 6-month trend · vs. Los Angeles average

Rent trends in North Hills

Median rent & comparables→

1BR & 2BR averages · month-over-month · current listings

Nearby neighborhoods to explore

Mission Hills· 1.98 mi Panorama City· 1.99 mi Northridge· 2.39 mi Van Nuys· 2.68 mi Granada Hills· 2.95 mi

08 / 10

History of the building.

construction · ownership · permits

195019601970198019902000201020202030

1953

Building constructed

1 units

Recent Activity

3 events

311MEDIUMJan 20, 2026
Illegal Dumping Item Pickup — Self Service
311MEDIUMJan 20, 2026
Illegal Dumping Item Pickup — Self Service
311MEDIUMJan 13, 2026
Illegal Dumping Item Pickup — Self Service

07 / 09

History of the building.

10 / 10

Frequently asked questions.

10 / 10

LA-specific insights.

Rent Comparison

Studio
This building: $1,445 – $1,955
—Area: —
1 Bed
This building: $1,615 – $2,185
Average (0%)Area: $1,900
2 Bed
This building: $2,040 – $2,760
—Area: —
3 Bed
This building: $2,593 – $3,507
—Area: —
4+ Bed
This building: $2,873 – $3,887
—Area: —

Review Summary

0 reviews

0.0 / 5

Mixed feedbackBased on 0 reviews

Read all 0 reviews →

Neighborhood Vibe

North Hills is a middle-of-the-road Valley neighborhood along Sepulveda Blvd -- strip malls, apartment complexes, and single-family homes make up a practical, affordable community. The 405 freeway is nearby for Westside commuters.

AffordableSuburbanPracticalDiverseCentral Valley

Energy Score

No energy benchmarking on file.

Walkability & Transit

Limited transitTransit score · 4 nearby stops

Nearest TransitBus · 7 min walk

Nearby Stops4

Bus

Estimated from nearby transit stop data

Nearby Transit

BUS

Roscoe / Hayvenhurst152-13196
0.3 mi7 min
Roscoe / Hayvenhurst152
0.3 mi7 min
Balboa / Harman Gate236-13196
0.4 mi7 min
Balboa / Harman Gate235/236
0.4 mi7 min

Nearby Schools & Colleges

PUBLIC SCHOOLS

Parthenia Academy Of Arts And TechnologyKG-5
0.2 mi4 min
Stagg Street ElementaryKG-5
1.0 mi20 min

CHARTER SCHOOLS

Valley Charter ElementaryKG-5
0.7 mi15 min

At a glance

Year built1953

Total units1

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08 / 09

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Building record last updated 27 days ago. Sourced from HPD, DOB, 311, and Lucid Rents data syncs.