| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21901 Roscoe Blvd, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1977 |
| Units | 34 |
| Transaction Date | 1997-09-08 |
| Transaction Price | $1,300,000 |
| Buyer | BLOSS HERMAN |
| Seller | FERRARO KENNETH N |
21901 Roscoe Blvd Canoga Park Multifamily Investment
High neighborhood occupancy and a very strong renter-occupied housing base signal stable leasing fundamentals, according to WDSuite’s CRE market data. For investors, this points to durable demand drivers in an Urban Core pocket of Los Angeles.
Situated in Canoga Park’s Urban Core, the property benefits from neighborhood fundamentals that are competitive among Los Angeles–Long Beach–Glendale’s 1,441 neighborhoods. Neighborhood occupancy trends sit in the top quartile nationally, and housing performance metrics are also top quartile, supporting pricing resilience and lower downtime risk.
Everyday convenience is a strength: grocery and pharmacy access rank in high national percentiles, and restaurant density is similarly strong, reinforcing livability and resident retention. Park and café density are limited in this immediate area, so on-site amenities and walk-to services matter for appeal.
Renter-occupied housing share in the neighborhood is very high (competitive among metro peers), indicating a deep tenant base for multifamily. Median contract rents benchmark above national norms, while a high-cost ownership market by national standards suggests households are more likely to rely on rental options — a positive for demand depth and lease retention.
Vintage context: the property’s 1977 construction is slightly older than the neighborhood average vintage. This positions the asset for value-add or targeted capital planning to remain competitive versus newer stock while capturing demand from nearby employment centers.
Demographics within a 3-mile radius show modest population growth recently and a projected increase in households alongside smaller household sizes. Rising incomes and continued rent growth outlooks in the radius point to a larger tenant base with capacity for quality rentals, supporting occupancy stability over the medium term based on multifamily property research from WDSuite.
Safety indicators present a mixed but improving picture. Within the Los Angeles–Long Beach–Glendale metro (1,441 neighborhoods), the neighborhood’s crime rank sits closer to higher-crime segments. At the same time, national comparisons are above average for safety, and recent year-over-year estimates show notable declines in both property and violent offenses, suggesting a positive trend. Investors should underwrite with metro-relative context while recognizing the directional improvement.
Proximity to diversified employers supports workforce housing demand and commute convenience, including Thermo Fisher Scientific, Farmers Insurance Exchange, Occidental Petroleum, AECOM, and Live Nation Entertainment.
- Thermo Fisher Scientific — life sciences (1.2 miles)
- Farmers Insurance Exchange — insurance (2.4 miles) — HQ
- Occidental Petroleum — energy (14.4 miles) — HQ
- AECOM — engineering & infrastructure (15.5 miles) — HQ
- Live Nation Entertainment — entertainment (15.5 miles) — HQ
This 34-unit, 1977-vintage asset in Canoga Park aligns with steady neighborhood demand dynamics: high occupancy, a deep renter-occupied housing base, and strong access to daily amenities. According to CRE market data from WDSuite, local rents and NOI benchmarks outpace national norms, while a high-cost ownership environment reinforces reliance on multifamily, supporting retention and pricing power. The vintage presents a clear value-add path through renovations and operational upgrades to stay competitive against newer product.
Within a 3-mile radius, modest population growth and a projected expansion in households indicate a growing renter pool. Rising incomes, combined with proximity to diversified employers, support ongoing leasing velocity. Key underwriting considerations include household rent-to-income pressures, limited nearby park/café density, and metro-relative safety perception, all of which can be managed through thoughtful unit finishes, amenities, and leasing strategies.
- High neighborhood occupancy and deep renter-occupied housing share support stable demand
- 1977 vintage creates value-add potential via targeted renovations and systems upgrades
- High-cost ownership market reinforces renter reliance and lease retention prospects
- 3-mile radius shows household growth and income gains, aiding absorption and rentability
- Risks: affordability pressure, limited nearby parks/cafés, and metro-relative safety perception