| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 54th | Good |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20955 Kittridge St, Canoga Park, CA, 91303, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1973 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20955 Kittridge St, Canoga Park Multifamily Investment
High renter concentration and above-median neighborhood occupancy signal durable tenant demand in a high-cost ownership market, according to WDSuite’s CRE market data.
The property sits in a B+ rated Urban Core pocket of Los Angeles County where neighborhood occupancy is 95.5%, placing it above the metro median among 1,441 neighborhoods. A renter-occupied share around two-thirds indicates a deep tenant base that supports leasing stability for mid-sized assets like this 39‑unit property.
Local convenience is competitive for daily needs: grocery and pharmacy density trends in the stronger range nationally (both around the mid‑80s percentiles), and restaurants score similarly. Childcare access is a relative bright spot (top decile nationally), while parks and cafes are comparatively limited in this immediate area. For investors, that mix favors day‑to‑day livability and workforce retention even if recreational amenity breadth is not a primary draw.
Neighborhood rent levels benchmark in the upper national percentiles, and NOI per unit trends strong (near the 90th percentile nationally), based on WDSuite’s CRE market data. Importantly, the rent‑to‑income ratio trends on the lower end nationally, suggesting less pronounced affordability pressure and some headroom for disciplined revenue management versus coastal peers.
Within a 3‑mile radius, data show modest population growth over the last five years alongside a larger increase in households, with average household size edging lower. Forward-looking estimates indicate continued growth in household counts with smaller household sizes, which typically expands the renter pool and can support occupancy stability, even if population trends are flat to slightly negative.
Home values in the neighborhood are elevated (mid‑90s percentile nationally) with a high value‑to‑income ratio. In practice, this high‑cost ownership market reinforces reliance on rental options, supporting tenant retention and pricing power for well‑maintained multifamily assets.
Neighborhood safety benchmarks favorably in a national context, trending in the 80th percentile range for safer areas compared to neighborhoods nationwide. Recent data also indicate meaningful year‑over‑year declines in both violent and property offense rates, suggesting an improving trend rather than a deterioration. As always, conditions can vary block to block, but area‑level indicators point to comparative stability.
Nearby office nodes and corporate operations help sustain renter demand through commute convenience and a steady white‑collar employment base. Key employers within a short drive include insurance, life sciences, energy, engineering, and entertainment firms.
- Farmers Insurance Exchange — insurance (0.8 miles) — HQ
- Thermo Fisher Scientific — life sciences (0.9 miles)
- Occidental Petroleum — energy (12.4 miles) — HQ
- AECOM — engineering & infrastructure (13.5 miles) — HQ
- Live Nation Entertainment — entertainment (13.6 miles) — HQ
This 39‑unit asset benefits from a high renter concentration and neighborhood occupancy above the Los Angeles metro median, supporting income consistency. Elevated home values and a high value‑to‑income ratio point to a high‑cost ownership market, which typically sustains multifamily demand and aids retention when paired with professional management. According to CRE market data from WDSuite, neighborhood rent levels and NOI per unit trend well above national medians, while rent‑to‑income levels suggest manageable affordability pressure for lease management.
Within a 3‑mile radius, households have grown faster than population, and forecasts indicate more households and smaller household sizes ahead—dynamics that generally expand the renter pool and support occupancy. Investors should weigh amenity trade‑offs: strong access to daily needs versus fewer parks and cafes, and monitor macro sensitivity given Los Angeles’ cyclical exposure.
- Above‑median neighborhood occupancy and deep renter base support leasing stability
- High‑cost ownership market reinforces rental demand and tenant retention
- Strong neighborhood positioning on rents and NOI per unit versus national medians
- 3‑mile household growth and smaller household sizes expand the renter pool
- Risk: fewer parks/cafes locally and broader LA economic cyclicality warrant monitoring