| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 43rd | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20952 Gresham St, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1978 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20952 Gresham St Canoga Park Multifamily Investment
This 22-unit property benefits from strong neighborhood-level occupancy at 97.2% and rental demand supported by elevated ownership costs, according to CRE market data from WDSuite.
The Canoga Park neighborhood ranks in the top quartile nationally for housing fundamentals and demonstrates strong rental market dynamics. With 60.6% of housing units renter-occupied, the area maintains robust tenant demand while achieving 97.2% neighborhood-level occupancy rates. Median contract rent of $1,868 reflects steady rental income potential, supported by home values averaging $681,657 that reinforce rental demand through elevated ownership costs.
Built in 1978, this property aligns with the neighborhood's average construction year of 1980, suggesting consistent capital planning needs across the local building stock. The area demonstrates solid amenity access with above-average grocery store and childcare density, ranking in the 94th and 96th national percentiles respectively for these tenant retention factors.
Demographics within a 3-mile radius show household income growth of 36.1% over five years to a current median of $92,759. Population growth of 2.2% supports expanding renter pools, while forecasted household formation of 35.3% through 2028 indicates continued multifamily demand. The rent-to-income ratio suggests affordability pressures that require careful lease management consideration.
The neighborhood demonstrates improving safety trends with property crime rates declining 84.7% year-over-year and violent crime dropping 95.7%. Current crime metrics place the area above metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, ranking in the 82nd national percentile for overall crime performance.
While absolute crime rates remain moderate relative to national standards, the significant downward trajectory in both property and violent offenses indicates strengthening neighborhood conditions that support tenant retention and leasing stability.
The property benefits from proximity to established corporate employers that support workforce housing demand in the San Fernando Valley market.
- Thermo Fisher Scientific — life sciences (2.1 miles)
- Farmers Insurance Exchange — insurance HQ (3.2 miles)
- Thermo Fisher Scientific — life sciences (3.6 miles)
- Charter Communications — telecommunications (14.2 miles)
This 1978-vintage property offers value-add potential in a neighborhood demonstrating strong rental fundamentals. Neighborhood-level occupancy of 97.2% and rental tenure at 60.6% of housing units indicate stable demand, while home values averaging $681,657 reinforce rental market reliance. The property's 22 units with average size of 627 square feet align with local workforce housing needs supported by nearby corporate employers including Thermo Fisher Scientific and Farmers Insurance headquarters.
Population growth of 2.2% within three miles and projected household increases of 35.3% through 2028 support expanding tenant pools. However, rent-to-income pressures and the property's age require careful capital planning and competitive positioning strategies to maintain occupancy and rental growth.
- Strong neighborhood occupancy at 97.2% with 60.6% rental tenure
- Population growth and household formation supporting tenant demand
- Elevated ownership costs reinforcing rental market reliance
- Value-add potential with 1978 construction year requiring capital planning