| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21445 Saticoy St, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1985 |
| Units | 26 |
| Transaction Date | 1994-02-08 |
| Transaction Price | $836,691 |
| Buyer | KINGS PARTNERS |
| Seller | WHITBORD JOHN R |
21445 Saticoy St Canoga Park Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep in this Canoga Park location, according to WDSuite’s CRE market data. Investors should view it as a stable, workforce-oriented area where elevated ownership costs help sustain apartment demand.
Situated in Los Angeles’ San Fernando Valley, the neighborhood around 21445 Saticoy St shows durable fundamentals for workforce housing. Neighborhood occupancy stands in the top quartile nationally, supporting leasing stability, and the share of renter-occupied housing units is exceptionally high, indicating a deep tenant base for multifamily operators (metrics are measured at the neighborhood level, not the property).
Daily-needs access is a relative strength: grocery and restaurant density track near the 97th national percentile, and pharmacies are around the 90th percentile. Broader amenities rank competitive among 1,441 Los Angeles-Long Beach-Glendale neighborhoods (rank 498 of 1,441), though park and cafe density are limited—operators may emphasize onsite common areas and walk-to-retail convenience in positioning.
Home values run above national norms (87th percentile), and the value-to-income ratio is high (96th percentile). For investors, this reflects a high-cost ownership market that can reinforce reliance on rental housing, supporting retention and pricing power when managed carefully. Neighborhood rents are also above national norms (84th percentile), consistent with the broader Los Angeles pricing landscape.
The asset’s 1985 vintage is modestly newer than the neighborhood’s typical construction year of 1979. That can be competitively positioned versus older stock while still warranting capital planning for systems modernization or selective interior upgrades to drive rent premiums.
Within a 3-mile radius, population has been broadly stable while household counts have increased and average household size is projected to decline. This points to a steady or expanding renter pool over time, which can support occupancy stability and a diversified unit mix strategy.
Neighborhood-level safety indicators compare favorably in a regional and national context. Composite crime metrics are in the higher national percentiles, suggesting relatively safer conditions than many U.S. neighborhoods. Property-related incidents trend in the top quartile nationally and have improved materially year over year, while violent-offense measures track modestly above national averages. These figures reflect neighborhood trends among 1,441 Los Angeles-Long Beach-Glendale neighborhoods and can vary by block and over time.
Proximity to diversified employers supports commute convenience and renter demand, led by insurance, life sciences, telecommunications, and energy/engineering offices noted below.
- Farmers Insurance Exchange — insurance (1.6 miles) — HQ
- Thermo Fisher Scientific — life sciences offices (1.8 miles)
- Occidental Petroleum — energy corporate offices (13.6 miles) — HQ
- Charter Communications — telecommunications offices (14.6 miles)
- AECOM — engineering & infrastructure (14.7 miles) — HQ
This 26-unit, 1985-vintage asset is embedded in a neighborhood with top-quartile national occupancy and an exceptionally high share of renter-occupied housing units—signals of durable multifamily demand and depth of the tenant base. Elevated ownership costs nearby reinforce reliance on rentals, while neighborhood NOI-per-unit benchmarks rank in the national top quartile, indicating solid operating potential when executed well. According to CRE market data from WDSuite, neighborhood rents trend above national norms, aligning with Los Angeles pricing while remaining competitive versus older local stock.
Looking ahead, within a 3-mile radius, households are expected to increase even as average household size edges lower—conditions that can support occupancy stability and broaden the renter pool. The 1985 vintage is slightly newer than local norms, offering relative competitiveness with potential value-add via modernization of building systems and interiors.
- High neighborhood occupancy and deep renter concentration support leasing stability
- Elevated regional home values reinforce reliance on multifamily housing and pricing power
- 1985 vintage offers value-add potential through targeted system and interior upgrades
- Diverse nearby employers underpin workforce housing demand across industries
- Risk: rent-to-income pressure in the metro warrants disciplined renewals and retention management