| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 43rd | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20926 Gresham St, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1977 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20926 Gresham St, Canoga Park Multifamily Investment
Neighborhood occupancy trends remain tight with durable renter demand, according to WDSuite’s CRE market data, supporting stable cash flow potential for a 30-unit asset in Los Angeles County. Elevated ownership costs locally further reinforce reliance on rentals, positioning well for disciplined operations.
This Urban Core neighborhood in Canoga Park posts a neighborhood occupancy rate near the high-90s (97.2%), placing it in the top quartile nationally and above many Los Angeles-Long Beach-Glendale submarkets based on WDSuite’s CRE market data. Overall, the area is competitive among Los Angeles neighborhoods (rank 410 of 1,441) with a B+ neighborhood rating, indicating balanced fundamentals for multifamily.
Daily convenience is a strength: grocery access ranks in the 94th percentile nationally and restaurants in the 84th percentile, while childcare density is also strong (96th percentile). Parks are limited within the neighborhood footprint, which may matter for family-oriented renters; investors can offset this by emphasizing on-site open space or nearby private amenities where feasible. Schools average roughly 3.0 out of 5 and sit above the national median (61st percentile), adequate for workforce housing positioning.
Renter concentration at the neighborhood level is high, with an estimated 60.6% of housing units renter-occupied. For investors, that depth of the tenant base supports ongoing leasing velocity and reduces exposure to thin-demand periods. Median asking rents in the neighborhood benchmark above national norms (89th percentile), reflecting broader Los Angeles pricing power; active lease management remains important to mitigate affordability pressure and retention risk.
Three-mile demographics point to a large renter pool and evolving household composition. Since the prior period, population increased modestly and households grew, and WDSuite’s outlook shows households continuing to expand even as average household size trends lower. For multifamily, a larger count of smaller households typically supports steady absorption of one- and two-bedroom units and underpins occupancy stability. Mean and median household incomes in the 3-mile radius have been rising, which supports rent growth potential from a stronger earnings base.
Home values in the neighborhood are elevated (92nd percentile nationally) and the value-to-income ratio is high, indicating a high-cost ownership market. This context generally sustains reliance on multifamily housing and can aid lease retention, though operators should monitor the rent-to-income ratio (about one-third locally) to calibrate renewals and concessions.
Safety signals are mixed and should be interpreted in context. Nationally, the neighborhood rates in a higher safety tier (around the 82nd percentile), but within the Los Angeles metro it ranks closer to areas with higher incident levels (rank 186 of 1,441, where lower rank indicates more crime). For investors, this means residents may perceive safety as acceptable compared with many U.S. neighborhoods, yet management should still prioritize lighting, access control, and community engagement to stay competitive locally.
Recent trend data from WDSuite indicates notable year-over-year declines in both property and violent offense estimates, a constructive signal for operating stability. Continued monitoring of trend direction versus the broader metro remains prudent for underwriting and for tailoring on-site security protocols.
Nearby employers provide a diversified white-collar employment base that supports weekday demand and commute convenience for residents, including life sciences, insurance, telecom, energy, and entertainment firms listed below.
- Thermo Fisher Scientific — life sciences (2.2 miles)
- Farmers Insurance Exchange — insurance (3.2 miles) — HQ
- Charter Communications — telecom (14.2 miles)
- Occidental Petroleum — energy (14.5 miles) — HQ
- Live Nation Entertainment — entertainment (15.3 miles) — HQ
20926 Gresham St is a 30-unit, 1977-vintage asset positioned in a neighborhood with high renter concentration and top-quartile neighborhood occupancy. The vintage suggests potential value-add through targeted renovations and systems upgrades, while the surrounding ownership market’s elevated home values reinforce reliance on rentals and can support pricing power with careful lease management. According to CRE market data from WDSuite, neighborhood rents benchmark well above national levels and occupancy remains strong, supporting a durable income profile.
Within a 3-mile radius, households have been growing and incomes rising, and forecasts point to continued household expansion alongside smaller household sizes—conditions that typically support steady multifamily demand for mid-sized floor plans. Operators should balance this demand backdrop against affordability pressure (rent-to-income near one-third) and the neighborhood’s limited park access by prioritizing resident experience and retention.
- Tight neighborhood occupancy and a deep renter base support leasing stability
- 1977 vintage offers value-add and CapEx-driven upside to modernize interiors/systems
- High-cost ownership context sustains rental demand and retention potential
- Three-mile household growth and rising incomes bolster long-term demand
- Risks: affordability pressure, limited nearby parks, and local safety that trails metro leaders