| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 43rd | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20954 Bryant St, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1977 |
| Units | 24 |
| Transaction Date | 2019-10-18 |
| Transaction Price | $4,710,000 |
| Buyer | 20954 BRYANT LP |
| Seller | NIKAL LTD |
20954 Bryant St Canoga Park Multifamily Investment
Neighborhood fundamentals point to steady renter demand and high-90s occupancy, according to WDSuite’s CRE market data, supporting income stability for a 24‑unit asset in Los Angeles County.
Located in Canoga Park within the Los Angeles-Long Beach-Glendale metro, the neighborhood scores a B+ and is competitive among metro neighborhoods (rank 410 of 1,441). Daily needs are well-covered with strong access to groceries, pharmacies, and restaurants (national percentiles in the mid‑80s to mid‑90s), while parks are limited nearby. Schools average around 3.0 out of 5, suggesting middle-of-the-pack options for residents.
For investors focused on income durability, neighborhood occupancy is strong and above the metro median (rank 395 of 1,441; national percentile 84). The renter concentration is elevated (about 60% of housing units are renter-occupied), indicating a deep tenant base that can support leasing continuity for multifamily product.
Construction vintage in the immediate area averages around 1980. With a 1977 build, this property is slightly older than nearby stock—an important cue for capital planning and potential value‑add through unit modernization and systems upgrades that can enhance competitive positioning against newer comparables.
Three‑mile demographics indicate a larger tenant base today and evolving household patterns: population grew modestly over the past five years while households increased at a faster clip, and forecasts point to smaller household sizes with continued growth in household counts. This mix typically supports multifamily demand through more households competing for rental options, even if population growth moderates.
Ownership costs are high relative to incomes (value‑to‑income near the top of national comparisons), which tends to reinforce reliance on rental housing. At the same time, neighborhood rent-to-income metrics suggest some affordability pressure, which is relevant for pricing power and renewal strategy rather than a deterrent to demand.
Relative to Los Angeles metro peers, the neighborhood’s crime profile ranks in the top quartile (rank 186 of 1,441), and it compares favorably at the national level (higher national percentiles indicate safer conditions). According to WDSuite’s data, estimated violent and property offense rates also show notable year-over-year improvement, signaling a constructive trend rather than a one-off fluctuation.
As with any urban submarket, safety can vary by block and time of day, but the current readings place this area above many metro neighborhoods and in stronger-than-average national percentiles, which supports renter appeal and retention.
The location draws on a diverse employment base in the West San Fernando Valley and greater Los Angeles, supporting renter demand via short commutes to roles in insurance, life sciences, media, energy, and engineering. The bullets reflect nearby employers that can underpin leasing and retention.
- Thermo Fisher Scientific — life sciences (2.1 miles)
- Farmers Insurance Exchange — insurance (3.0 miles) — HQ
- Charter Communications — telecommunications (14.2 miles)
- Occidental Petroleum — energy (14.3 miles) — HQ
- Live Nation Entertainment — media & entertainment (15.2 miles) — HQ
This 1977, 24‑unit property benefits from a renter‑oriented neighborhood with above‑median occupancy and strong amenity access for daily needs. High ownership costs in Los Angeles County sustain the renter pool, while three‑mile demographics show more households and smaller household sizes over time—factors that typically support absorption and renewal performance. According to CRE market data from WDSuite, the neighborhood’s occupancy and housing metrics compare favorably to national benchmarks, framing a case for stable income with targeted upgrades.
Vintage slightly older than the neighborhood average highlights value‑add potential through modernization, energy efficiency, and common‑area improvements. Investors should calibrate rent strategies to local rent‑to‑income conditions and monitor forecasted population softness, using product quality and retention programs to protect occupancy and cash flow.
- Above-median neighborhood occupancy supports income stability and leasing continuity.
- Elevated renter concentration indicates a deep tenant base for multifamily demand.
- 1977 vintage offers value‑add potential via interior and systems upgrades.
- High ownership costs reinforce reliance on rentals, aiding retention and pricing power.
- Risks: affordability pressure (rent‑to‑income) and forecast population softness warrant prudent rent management.