| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 43rd | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21011 Roscoe Blvd, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1972 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21011 Roscoe Blvd Canoga Park Multifamily Value-Add
Neighborhood fundamentals show steady renter demand and high occupancy, according to WDSuite’s CRE market data, suggesting resilient leasing performance for well-positioned units in Canoga Park.
This Canoga Park address sits within an Urban Core neighborhood rated B+ and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 410 out of 1,441). Renter-occupied housing accounts for a sizable share in the neighborhood, supporting a deeper tenant base and consistent absorption for multifamily assets.
Amenity access is a strength: neighborhood counts for grocery, childcare, cafes, and restaurants place the area in the top quartile nationally, helping with daily convenience and lease retention. Park access is limited locally, so on-site open space or nearby private amenities can be differentiators.
Neighborhood occupancy is in the top quartile nationally, and the renter concentration sits well above national norms, both of which underpin demand stability. Median home values are elevated relative to incomes (high national percentile for value-to-income), which typically sustains reliance on rental housing and supports pricing power for competitive units.
Within a 3-mile radius, WDSuite indicates recent population growth with a concurrent rise in households and a modest decline in average household size, expanding the pool of potential renters. Forecasts point to softer population totals but continued household growth, which can still support occupancy as more, smaller households seek rental options.
The property’s 1972 construction predates the neighborhood’s average vintage (1980), implying potential value-add through unit renovations and systems modernization to improve competitive positioning against newer stock.
Safety metrics are comparatively favorable on a national basis, with the neighborhood sitting above national medians and recent year-over-year declines in both violent and property offense rates, based on WDSuite’s data. This trend-based improvement supports leasing stability without making block-level claims.
Within the Los Angeles metro, safety levels can vary by corridor; investors should underwrite to property-level controls (lighting, access, management protocols) while noting the neighborhood’s recent directional improvements and competitive standing versus national peers.
Proximity to diversified corporate offices supports workforce housing demand and commute convenience for renters. Notable nearby employers include Thermo Fisher Scientific, Farmers Insurance Exchange, Occidental Petroleum, Charter Communications, and Live Nation Entertainment.
- Thermo Fisher Scientific — corporate offices (1.99 miles)
- Farmers Insurance Exchange — corporate offices (2.49 miles) — HQ
- Occidental Petroleum — corporate offices (13.93 miles) — HQ
- Charter Communications — corporate offices (14.18 miles)
- Live Nation Entertainment — corporate offices (14.92 miles) — HQ
The investment thesis centers on durable renter demand, evidenced by top-quartile neighborhood occupancy and a high renter-occupied share, alongside elevated ownership costs that reinforce reliance on multifamily housing. According to CRE market data from WDSuite, the area’s amenity density ranks well nationally, which can aid leasing velocity and retention for well-managed assets.
Built in 1972, the asset offers value-add potential through interior upgrades and building systems improvements to compete with newer stock. Within 3 miles, households have increased and are projected to keep rising even as average household size trends lower, expanding the renter pool and supporting occupancy stability. Underwriting should account for rent-to-income pressure and the neighborhood’s limited park access, balanced by strong daily conveniences and proximity to major employers.
- Renter demand depth: top-quartile neighborhood occupancy and above-average renter concentration support leasing stability.
- Value-add angle: 1972 vintage provides renovation and modernization pathways to lift rents and competitiveness.
- Location fundamentals: strong national standing for groceries, childcare, cafes, and restaurants aids retention.
- Employer proximity: nearby corporate offices broaden the tenant base and support steady absorption.
- Key risks to underwrite: rent-to-income pressure and limited park access; focus on unit quality and amenity strategy to sustain pricing and retention.