| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 43rd | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21030 Gresham St, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1987 |
| Units | 107 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21030 Gresham St Canoga Park Multifamily Investment
Neighborhood-level data points to durable renter demand, with competitive occupancy and a high share of renter-occupied units in the surrounding area, according to WDSuite’s CRE market data. This supports stable leasing fundamentals for a 100+ unit asset in Los Angeles County.
Set in Canoga Park’s Urban Core, the surrounding neighborhood rates B+ and is competitive among Los Angeles-Long Beach-Glendale metro neighborhoods (ranked 410 out of 1,441). Amenity access is a relative strength: grocery and pharmacy density trends in the top quartile nationally, and restaurants and cafes also score above national norms, which helps with day-to-day convenience for residents.
Rents and occupancy are supportive for investors at the neighborhood level. The area’s occupancy is above the metro median (ranked 395 of 1,441), and renter concentration is high, with roughly six in ten housing units renter-occupied. For a 107-unit property, this signals a deep tenant base and potential for stable absorption and retention through cycles.
Within a 3-mile radius, demographics show a sizable population and growing household counts over recent years, with projections indicating continued increases in households even as population is expected to edge lower. That pattern typically reflects smaller household sizes and can expand the renter pool, supporting occupancy stability and consistent leasing activity.
Home values in the neighborhood sit in a high-cost ownership market relative to national benchmarks, and the value-to-income ratio trends near the top of national percentiles. This context tends to sustain reliance on multifamily rentals and can support pricing power, though rent-to-income levels suggest active lease management to balance affordability pressure with retention.
Built in 1987, the property is newer than the neighborhood’s average vintage (1980). That positioning can be competitive versus older stock, while still offering value-add potential through targeted modernization and systems updates typical for late-1980s construction.
School ratings in the immediate area trend around mid-range levels, which is typical for many urban Los Angeles neighborhoods. While park access is limited locally, overall amenity coverage and proximity to employment nodes help underpin livability for renter households.
Safety indicators present a mixed but improving picture. Nationally oriented measures place the neighborhood above average for safety (e.g., property and violent offense rates trend in higher national percentiles), while within the Los Angeles-Long Beach-Glendale metro the neighborhood’s crime rank (186 out of 1,441) suggests higher-than-average incident levels compared with many local peers.
Trend data points to notable year-over-year improvement in both property and violent offense estimates, which can support renter retention and leasing stability if sustained. Investors should underwrite to local management practices and security design appropriate for the submarket rather than relying on block-level assumptions.
Nearby corporate employers anchor a broad professional workforce, supporting renter demand through commute convenience. Key names include Thermo Fisher Scientific, Farmers Insurance Exchange, Charter Communications, AmerisourceBergen, and Occidental Petroleum.
- Thermo Fisher Scientific — life sciences (2.05 miles)
- Farmers Insurance Exchange — insurance (3.18 miles) — HQ
- Charter Communications — telecommunications (14.32 miles)
- AmerisourceBergen — healthcare distribution (14.39 miles)
- Occidental Petroleum — energy (14.54 miles) — HQ
This 107-unit asset benefits from a renter-driven neighborhood with occupancy above the metro median and strong amenity access that supports day-to-day convenience. Built in 1987, it is somewhat newer than nearby stock, providing a competitive baseline versus older properties while still offering value-add potential through targeted renovations and system upgrades typical for its vintage. According to CRE market data from WDSuite, neighborhood-level fundamentals—including a high share of renter-occupied housing and solid national amenity percentiles—indicate depth in the tenant base and potential for consistent leasing.
Within a 3-mile radius, household counts have increased and are projected to keep rising even as population is expected to soften, implying smaller households and a broader renter pool over time. High-cost homeownership conditions in the area tend to reinforce multifamily demand and bolster pricing power, though elevated rent-to-income metrics warrant careful lease management and renewal strategies.
- Competitive occupancy and high renter concentration support stable leasing
- 1987 vintage offers value-add and modernization upside versus older stock
- Strong national amenity positioning enhances livability and retention
- Household growth within 3 miles points to a larger renter pool
- Risks: affordability pressure (rent-to-income), limited park access, and metro-comparative safety rank