| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 36th | Fair |
| Amenities | 66th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7251 Milwood Ave, Canoga Park, CA, 91303, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1985 |
| Units | 46 |
| Transaction Date | 1998-05-13 |
| Transaction Price | $464,000 |
| Buyer | HK REALTY INC |
| Seller | F & F PARTNERS SIX |
7251 Milwood Ave, Canoga Park Multifamily Investment
Strong renter concentration and everyday retail density support durable leasing in this Urban Core pocket of the San Fernando Valley, according to WDSuite s CRE market data. Recent neighborhood trends point to stable occupancy with room for targeted value-add at a 1985-vintage asset.
Located in Canoga Park within the Los Angeles-Long Beach-Glendale metro, the property sits in a B+ neighborhood that is competitive among metro peers (ranked 451 out of 1,441). Retail and service access is a key strength: grocery, pharmacy, and restaurant counts sit in high national percentiles, while parks are limited locally. For investors, this mix favors convenience-driven renters and supports day-to-day retention drivers, even as green space is comparatively scarce.
The neighborhood 9s housing stock trends slightly older than the property (average 1976 vs. building year 1985). The 1985 vintage positions the asset as newer than much of the surrounding inventory, which can aid leasing against older comparables, though investors should budget for mid-life systems and selective modernization to maintain competitive standing.
Renter-occupied share is notably high (top national percentile), indicating a deep tenant base and consistent multifamily demand rather than owner turnover. Neighborhood occupancy is in the low-to-mid 90s and has softened modestly over five years, suggesting stable but competitive leasing conditions where well-executed operations and unit differentiation can sustain performance.
Within a 3-mile radius, demographics show population roughly steady over the last five years with households increasing, pointing to smaller household sizes and a larger tenant base over time. Projections indicate households continue to rise as average household size declines, which typically supports multifamily absorption and occupancy stability.
Home values are elevated for the region, and rent levels reflect a high-cost ownership market. For investors, this dynamic tends to reinforce reliance on rental housing and can support pricing power, while the rent-to-income profile warrants attentive lease management to monitor affordability pressure and renewal risk.
Amenities and daily needs are a differentiator: strong access to groceries, childcare, pharmacies, and dining underpins livability, but limited park acreage and below-average school ratings may influence unit mix appeal and marketing to families. On balance, the area 9s Urban Core fundamentals and amenity density align with workforce and service-sector renters who prioritize commute convenience and retail access.
Safety indicators are comparatively favorable at the national level, with the neighborhood in a higher percentile nationwide (around the top quartile). Recent year-over-year estimates show large declines in both violent and property offense rates, according to CRE market data from WDSuite. For investors, this combination of relative standing and improving trend can support leasing and retention narratives without overpromising block-level outcomes.
Within the Los Angeles-Long Beach-Glendale metro, safety can vary significantly by micro-location; investors should validate property-specific security measures and lighting, while leveraging the positive directional trend highlighted in WDSuite 9s data as part of risk assessment and underwriting.
The immediate area draws from a diversified employment base that supports renter demand and commute convenience, including insurance, life sciences, energy, engineering, and entertainment firms listed below.
- Farmers Insurance Exchange insurance (1.3 miles) HQ
- Thermo Fisher Scientific life sciences (1.7 miles)
- Occidental Petroleum energy (13.1 miles) HQ
- AECOM engineering & infrastructure (14.2 miles) HQ
- Live Nation Entertainment entertainment (14.3 miles) HQ
The 46-unit asset at 7251 Milwood Ave benefits from a renter-heavy Urban Core setting with strong daily-needs access and nationally competitive safety positioning. Neighborhood occupancy in the low-to-mid 90s and a growing household base within 3 miles indicate a durable tenant pool, while elevated ownership costs in Los Angeles and a rent profile reflecting a high-cost ownership market tend to sustain multifamily demand. According to WDSuite 9s commercial real estate analysis, the submarket 9s amenity depth and high renter concentration support steady leasing, provided operators manage affordability pressure thoughtfully.
Built in 1985, the property is newer than the area 9s average vintage, offering relative competitiveness versus older stock. Investors should still plan for targeted capital to address aging systems and selective upgrades that can sharpen positioning against nearby comparables. Key watch items include limited park access and lower average school ratings, which may shape marketing strategy and unit mix appeal.
- Renter-heavy neighborhood and steady household growth within 3 miles support a larger tenant base and occupancy stability.
- Amenity-rich Urban Core location (groceries, dining, services) underpins day-to-day livability and retention.
- 1985 vintage is newer than nearby averages, with value-add via modernization to enhance competitiveness.
- Elevated ownership costs in the metro reinforce reliance on rentals, supporting pricing power with prudent lease management.
- Risks: limited park access, lower school ratings, and affordability pressure require careful underwriting and resident retention strategies.