| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21523 Saticoy St, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | 1995-03-09 |
| Transaction Price | $420,000 |
| Buyer | NASH JEROME |
| Seller | CALIFORNIA FEDERAL BANK FSB |
21523 Saticoy St Canoga Park Multifamily Investment
Neighborhood occupancy remains elevated and renter demand is deep in this Los Angeles submarket, according to WDSuite’s CRE market data, supporting stable cash flow potential for a 20-unit asset.
The property sits in an Urban Core pocket of Canoga Park with renter-occupied housing concentrated at the neighborhood level, indicating a broad tenant base and consistent leasing activity. Neighborhood occupancy is strong and measured for the neighborhood rather than the property, a positive backdrop for maintaining stabilization and renewal velocity.
Amenity access is competitive among Los Angeles-Long Beach-Glendale neighborhoods, with grocery and pharmacy density comparing favorably to national peers, while parks and cafes are less prevalent locally. This mix supports day-to-day convenience for residents and helps reduce frictions that can affect retention, even if lifestyle amenities may require short drives to adjacent districts.
Relative value dynamics favor multifamily demand. The neighborhood’s home values trend high versus national benchmarks, and ownership costs in Los Angeles County often sustain reliance on rental housing. At the same time, rent levels benchmark above national medians, so operator focus on affordability management can support lease stability and reduce turnover.
Within a 3-mile radius, demographic patterns point to a stable-to-growing renter pool: recent years show modest population growth with increases in households, and forecasts indicate steady households and incomes ahead. These trends typically translate into a larger tenant base and support for occupancy stability over a multi-year hold, based on commercial real estate analysis from WDSuite.
Vintage context: built in 1984, the asset is slightly newer than the neighborhood’s average construction year, suggesting reasonable competitive positioning versus older stock while still warranting targeted system updates or cosmetic upgrades for value-add potential and long-term capital planning.
Safety metrics for the neighborhood compare favorably both within the Los Angeles-Long Beach-Glendale metro and nationally. The neighborhood ranks competitive among 1,441 metro neighborhoods and sits in the top quartile nationally, indicating comparatively lower crime exposure than many peer areas.
Recent WDSuite data also indicate meaningful year-over-year declines in both property and violent incidents at the neighborhood level. While conditions can vary by block and over time, the directional trend is supportive of renter appeal and lease retention.
Proximity to a diverse employment base—including insurance, life sciences, energy, engineering, and telecommunications—supports renter demand through commute convenience and a broad set of income sources.
- Farmers Insurance Exchange — insurance (1.6 miles) — HQ
- Thermo Fisher Scientific — life sciences (1.7 miles)
- Occidental Petroleum — energy (13.6 miles) — HQ
- Charter Communications — telecommunications (14.6 miles)
- AECOM — engineering & infrastructure (14.7 miles) — HQ
This 20-unit Canoga Park asset benefits from a high-renter neighborhood with strong occupancy measured at the neighborhood level and a deep tenant pool supported by nearby employment centers. Elevated home values in the area reinforce reliance on multifamily housing, while rents benchmark above national levels, underscoring the importance of disciplined affordability and renewal management to sustain pricing power and retention.
Built in 1984, the property is modestly newer than the local average, offering a competitive edge versus older stock and potential to capture value through targeted upgrades. According to CRE market data from WDSuite, neighborhood fundamentals rank well within the metro and nationally, and 3-mile demographics indicate stable population with growing households and income levels—factors that support occupancy stability over the hold period.
- High renter concentration and strong neighborhood occupancy support consistent leasing
- Elevated ownership costs in the area sustain multifamily demand and renewal prospects
- 1984 vintage offers competitive positioning with targeted value-add/CapEx pathways
- Nearby employers across insurance, life sciences, and infrastructure broaden the renter base
- Risk: higher rent-to-income levels require careful lease management to protect retention