| 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 | 2012 |
| Units | 81 |
| Transaction Date | 2012-02-01 |
| Transaction Price | $21,500,000 |
| Buyer | Canoga Mountain View |
| Seller | Mountain View Condos |
21535 Roscoe Blvd Canoga Park 81-Unit Multifamily
Stabilized renter demand and a newer 2012 build position this asset for durable occupancy and competitive leasing, according to WDSuite’s CRE market data. Neighborhood-level fundamentals indicate depth of the tenant base relative to the metro, supporting consistent cash flow management.
Situated in Los Angeles County’s Canoga Park, the neighborhood registers a B rating and performs above the metro median (ranked 680 of 1,441 Los Angeles-Long Beach-Glendale neighborhoods). Housing fundamentals are a relative strength, landing in the top quartile among 1,441 metro neighborhoods, with neighborhood occupancy around 97.5% and NOI per unit ranking in the top quartile as well, based on CRE market data from WDSuite.
The rental tenure profile is notably supportive for multifamily: approximately 83% of housing units are renter-occupied, placing the area in the top quartile among 1,441 metro neighborhoods. This elevated renter concentration points to a deep tenant base and helps sustain leasing velocity and occupancy stability for professionally managed assets.
Access to daily-needs amenities is competitive among Los Angeles-Long Beach-Glendale neighborhoods (amenities rank in the top 40% of 1,441), with national percentiles indicating strong grocery and pharmacy density and a broad restaurant presence. Fewer cafes and limited park acreage within the immediate neighborhood may modestly affect walkable lifestyle appeal, but core services support day-to-day convenience. School ratings are not available in this dataset and are therefore not evaluated.
Within a 3-mile radius, demographics show a larger regional renter pool and steady demand drivers: recent years brought modest population growth alongside an increase in households, with projections pointing to smaller average household sizes. This combination typically supports multifamily absorption by expanding the number of households relative to population. Elevated home values versus national norms create a high-cost ownership market, which can reinforce renter reliance on multifamily housing and support pricing power when managed with careful lease renewal strategies as part of rigorous commercial real estate analysis.
Vintage matters for competitive positioning: the property’s 2012 construction is materially newer than the neighborhood’s average vintage (1979). Newer product can out-compete older stock on finishes and systems, though investors should still plan for mid-life capital items and targeted modernization to maintain positioning.
Safety indicators compare favorably at the national level. Overall crime sits in the top quartile nationally, while violent-offense measures are closer to mid-to-upper tiers. Recent year-over-year trends show substantial improvements in both property and violent offense estimates, suggesting positive momentum rather than a static snapshot.
Relative to the Los Angeles-Long Beach-Glendale metro, the neighborhood compares competitively, and national percentiles indicate it performs better than many neighborhoods nationwide. Investors should still underwrite standard security and lighting measures typical for urban-core assets, focusing on resident experience and retention.
Proximity to diversified corporate employers supports workforce housing demand and commute convenience for residents, including roles in corporate offices, insurance, energy, telecommunications, and pharmaceutical distribution.
- Thermo Fisher Scientific — corporate offices (1.5 miles)
- Farmers Insurance Exchange — insurance (2.4 miles) — HQ
- Occidental Petroleum — energy (14.2 miles) — HQ
- Charter Communications — telecommunications (14.7 miles)
- Amerisourcebergen — pharmaceutical distribution (15.2 miles)
This 81-unit asset combines a 2012 vintage with neighborhood fundamentals that are above the metro median and top-quartile housing metrics. High renter-occupied share, strong grocery/pharmacy access, and a high-cost ownership backdrop collectively underpin depth of demand and support occupancy stability. According to CRE market data from WDSuite, neighborhood occupancy is strong and NOI per unit trends are competitive among Los Angeles neighborhoods, positioning well-run assets for consistent performance.
Larger average unit sizes provide differentiation that can aid retention, while the newer construction relative to the local 1979 average reduces near-term competitive obsolescence versus older stock. Within a 3-mile radius, recent household growth and projected reductions in household size point to a larger tenant base over time, even as population growth moderates. Investors should still account for affordability pressure in lease management and the neighborhood’s lighter cafe and park inventory when assessing marketing and amenity strategies.
- Newer 2012 construction versus neighborhood average, supporting competitive positioning
- High renter-occupied share and strong neighborhood occupancy support demand depth
- High-cost ownership market reinforces reliance on multifamily housing and pricing power
- Larger average unit sizes can enhance retention and leasing velocity
- Risks: affordability pressure and fewer lifestyle amenities (cafes/parks) may temper walkability-driven appeal