| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21535 Roscoe Blvd, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 2011 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21535 Roscoe Blvd Canoga Park Multifamily Investment
Neighborhood occupancy is strong and broadly stable, with rates in the top quartile nationally according to WDSuite’s CRE market data, supporting consistent tenant retention. Rents track above U.S. norms for urban Los Angeles submarkets, suggesting durable demand if pricing is managed thoughtfully.
Located in Canoga Park’s Urban Core, the property benefits from a renter-driven neighborhood and a deep tenant base. The share of housing units that are renter-occupied is high, which supports leasing velocity and renewal potential for professionally managed assets. Neighborhood occupancy trends rank in the top quartile nationally, indicating a relatively tight market compared with many U.S. neighborhoods.
Amenity access is anchored by daily-needs retail: grocery and pharmacy density are competitive nationally (both near the top decile), while restaurants are plentiful relative to most areas. Park and café counts within the neighborhood boundary are thinner, so investors should expect conveniences to skew toward retail and dining over open-space or third-space options. This mix can still support renter satisfaction when paired with on-site amenities.
The building’s 2011 vintage is newer than the area’s average housing stock (late 1970s), which can enhance competitiveness versus older product on systems, finishes, and energy performance. Investors should still plan for mid-life capital items as the asset approaches its second decade, balancing curb appeal upgrades with systems maintenance to sustain positioning.
Within a 3-mile radius, households have grown over the past five years and are expected to continue increasing, even as average household size trends lower. This combination points to a larger renter pool over time and supports occupancy stability. Median contract rents in the neighborhood sit above national levels, and the rent-to-income profile indicates some affordability pressure; prudent lease management can help maintain retention while capturing market rent.
Safety compares favorably on a national basis, with the neighborhood positioned around the 83rd percentile versus U.S. neighborhoods, indicating relatively better outcomes than many areas nationwide. Year-over-year, both property and violent offense rates show meaningful declines, signaling an improving trend.
Conditions can vary by block and over time across the Los Angeles metro, so investors should corroborate patterns with recent, property-level data and management feedback to inform security design, lighting, and access-control planning.
Proximity to diverse employers supports weekday traffic and broad renter demand, led by life sciences, insurance, energy, engineering, and entertainment. Notable nearby employers include Thermo Fisher Scientific, Farmers Insurance Exchange, Occidental Petroleum, AECOM, and Live Nation Entertainment.
- Thermo Fisher Scientific — life sciences (1.5 miles)
- Farmers Insurance Exchange — insurance (2.4 miles) — HQ
- Occidental Petroleum — energy (14.2 miles) — HQ
- AECOM — engineering (15.3 miles) — HQ
- Live Nation Entertainment — entertainment (15.3 miles) — HQ
Built in 2011 with 81 units, the asset is materially newer than the neighborhood’s prevailing 1970s stock, providing a competitive edge on finishes and building systems while approaching a prudent window for mid-life capital planning. According to commercial real estate analysis from WDSuite, neighborhood occupancy is in the top quartile nationally and the renter-occupied share of housing units is elevated, indicating a wide tenant base and support for lease-up and renewal performance.
Within a 3-mile radius, recent growth in households alongside smaller average household sizes suggests a larger pool of renters over time. Neighborhood rents sit above U.S. norms, reinforcing demand in a high-cost ownership market; however, rent-to-income levels imply affordability pressure that should be managed with disciplined renewals and amenity-driven value creation. Limited park and café density locally places more weight on property-level amenities and nearby retail to sustain resident satisfaction.
- Newer 2011 construction versus older neighborhood stock supports competitive positioning and reduced near-term obsolescence risk.
- Top-quartile neighborhood occupancy and high renter concentration support leasing stability and renewal potential.
- 3-mile household growth and shrinking household size point to a larger renter pool and sustained demand.
- Above-national rent levels in a high-cost ownership market can support pricing power with thoughtful lease management.
- Risks: affordability pressure (rent-to-income) and limited nearby parks/cafés place greater emphasis on on-site amenities and resident services.