The Valley’s best-kept
investment secret
Large lots, value-add opportunities and prices where the math can still work — especially on the west side of the 405.
I’m Matt Bissell
I live and work in the Valley and track North Hills pocket by pocket. My planning background means I look at zoning, lot potential and where the neighborhood is headed — and I stay with you from the first tour through closing.
What North Hills is like
North Hills — known as Sepulveda until 1991 — is a Mid-Valley neighborhood of postwar ranch homes on generous lots, bisected by the 405. The Sepulveda VA medical campus is a major anchor, and CSUN and the Northridge job base are close by.
West of the 405, larger single-family lots make North Hills one of the Valley’s more interesting places to look at ADUs, SB 9 lot splits and modest rebuilds. East of the freeway, the housing mix is broader and more affordable.
Know the micro-market
West of the 405
Larger lots near Sepulveda. 1950s–60s ranches with strong ADU and SB 9 potential.
East of the 405
Broader, more affordable mix. Value entry point.
Nordhoff corridor
Mixed zoning and older apartment buildings being repositioned.
New construction
Spec homes replacing teardowns — where the area is heading.
Ranges are illustrative, based on general recent activity — not an appraisal. Ask for current comps.
What’s shaping North Hills
- Lot size is the story. Many 1950s lots here exceed 7,500 sq ft — enough to study a detached ADU or an SB 9 split. I pull parcel data before you write an offer.
- 405 access. Quick freeway access north–south; I factor freeway proximity into block-level pricing.
- Institutions. The VA campus and nearby CSUN create steady rental demand from staff and students.
Project timelines change. I separate approved projects from proposals and verify status against city and Metro sources before advising on a deal.
The numbers
Verified MLS figures will appear here once the data feed is connected. Want this month’s numbers now? Ask Matt.
The North Hills letter.
One short, readable email: what’s being built, what’s been proposed, what sold and what it means — written by someone trained in city planning. Pick the neighborhoods you care about.