| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 78th | Best |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5320 Las Virgenes Rd, Calabasas, CA, 91302, US |
| Region / Metro | Calabasas |
| Year of Construction | 1989 |
| Units | 36 |
| Transaction Date | 2002-06-25 |
| Transaction Price | $5,800,000 |
| Buyer | WOGO ASSOCIATES OF FRESNO |
| Seller | CALABASAS VILLAGE LLC |
5320 Las Virgenes Rd Calabasas Multifamily Opportunity
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite’s CRE market data, with local dynamics more supportive than many Los Angeles submarkets. One clear investor takeaway: strong neighborhood occupancy supports income stability even as the immediate amenity mix is limited.
Situated in Calabasas within the Los Angeles-Long Beach-Glendale metro, the property benefits from a renter-driven neighborhood profile and resilient performance indicators. Neighborhood occupancy is in the top quartile among 1,441 metro neighborhoods and in the upper tiers nationally, signaling leasing stability for well-positioned assets. Median contract rents in the neighborhood sit at the higher end nationally, reinforcing the importance of asset quality and management to sustain pricing power.
The area’s overall neighborhood rating is B with a demographics profile that ranks in the top quartile among 1,441 metro neighborhoods, suggesting solid incomes and educational attainment relative to the metro. Median home values are elevated versus national benchmarks, which typically sustains reliance on multifamily rentals and supports retention for quality communities. Pharmacy access is a relative strength (high national percentile), though broader retail, cafes, and restaurants are limited within the immediate neighborhood footprint; this points to a quieter, residential setting rather than a high-amenity core.
Construction patterns skew slightly older across the neighborhood (average vintage 1982), while the subject was built in 1989. Being newer than the neighborhood average can offer competitive positioning on systems and finishes, though investors should underwrite selective modernization to keep pace with tenant expectations.
Renter-occupied housing comprises a majority share at the neighborhood level, indicating a deep tenant base that supports absorption and renewals. Within a 3-mile radius, households have held roughly stable recently and are projected to increase over the next five years, pointing to renter pool expansion; the past pattern of flat-to-soft population alongside steady households suggests smaller household sizes rather than new unit construction. These dynamics, combined with high-cost ownership conditions, generally support occupancy stability for well-managed multifamily assets.
Safety trends are mixed in context. Relative to U.S. neighborhoods, overall crime levels place this area below the national median, while violent-offense metrics sit above the national median for safety. Within the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, the area tracks below the metro median on overall safety, which calls for standard operating diligence such as lighting, access controls, and resident engagement.
Recent year-over-year changes indicate some volatility in reported incidents. For investors, the practical consideration is to maintain property-level security features and monitor local trendlines rather than relying on block-level assumptions. Comparative framing remains most useful: the neighborhood reads safer than many areas nationally on violent incidents but less favorable than stronger Los Angeles submarkets.
Proximity to established corporate employers underpins commuter demand and supports retention for workforce and professional renters. Nearby employment nodes include insurance, life sciences, biotech, energy, and gaming — all represented below.
- Farmers Insurance Exchange — insurance (5.9 miles) — HQ
- Thermo Fisher Scientific — life sciences (6.1 miles)
- Amgen — biotech (13.0 miles) — HQ
- Occidental Petroleum — energy (15.9 miles) — HQ
- Activision Blizzard — gaming (16.8 miles) — HQ
This 36-unit, 1989-vintage asset sits in a neighborhood that scores well on occupancy and income fundamentals relative to the Los Angeles metro. Elevated neighborhood occupancy and top-quartile operating performance indicators suggest durable leasing, while high home values reinforce reliance on rentals and help sustain pricing for quality communities. Based on CRE market data from WDSuite, the neighborhood ranks in the top quartile among 1,441 metro neighborhoods on several investor-relevant measures, supporting a stable long-term thesis.
The vintage is newer than the neighborhood average, offering a competitive baseline versus older stock; however, investors should still plan for targeted upgrades to maintain positioning. Within a 3-mile radius, households are projected to grow, expanding the tenant base and supporting occupancy stability. Key watch items include limited immediate retail/food amenities and rent-to-income pressures typical of high-cost ownership markets; thoughtful leasing and expense management remain important.
- Top-quartile neighborhood occupancy supports income stability versus metro peers
- High home values reinforce renter reliance on multifamily, aiding retention
- 1989 vintage offers relative competitiveness with room for value-add upgrades
- 3-mile household growth outlook expands the renter pool and supports leasing
- Risks: limited immediate amenities and affordability pressure require active management