| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 36th | Fair |
| Amenities | 66th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7311 Eton Ave, Canoga Park, CA, 91303, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1988 |
| Units | 32 |
| Transaction Date | 1998-04-22 |
| Transaction Price | $1,200,000 |
| Buyer | SATICOY ENTERPRISES LLC |
| Seller | LASMO |
7311 Eton Ave Canoga Park Multifamily Investment
Neighborhood data points to a deep renter base and steady occupancy, according to WDSuite’s CRE market data, supporting demand durability for stabilized multifamily. Elevated home values in Los Angeles help sustain renter reliance, though lease management should account for local affordability pressure.
Located in Canoga Park within the Los Angeles-Long Beach-Glendale metro, the neighborhood carries a B+ rating and ranks 451 out of 1,441 metro neighborhoods, placing it above the metro median. Retail and daily-needs access are a strength: grocery and pharmacy density score in the upper national percentiles, and restaurants trend near the top of U.S. neighborhoods. Parks are limited locally, which investors should weigh when assessing lifestyle appeal versus nearby submarkets.
For multifamily property research, amenity access supports leasing, while the neighborhood’s occupancy rate is competitive nationally and typical for Los Angeles. The share of housing units that are renter-occupied is high at the neighborhood level, indicating a sizable tenant base and demand depth for apartments; this underpins retention but also calls for proactive renewal strategies as rents track the broader metro cycle.
Vintage matters: the property’s 1988 construction is newer than the neighborhood’s average 1976 stock, offering relative competitiveness versus older buildings. Investors should still plan for modernization of common areas and systems to stay ahead of mid-1980s specifications, particularly as newer deliveries in the metro sharpen competition.
Within a 3-mile radius, recent years show modest population growth and an increase in households, with projections indicating a slight population drift and smaller average household sizes ahead. This dynamic supports a larger tenant base even as household sizes decline, which can help leasing velocity for efficient floor plans and support occupancy stability through cycles.
Ownership costs trend high relative to incomes locally, and home values rank in the upper national percentiles. In investor terms, a high-cost ownership market typically reinforces reliance on rentals and supports pricing power at stabilized assets, while the neighborhood’s rent-to-income profile suggests monitoring affordability pressure to manage renewal risk and retention. School ratings trend below national averages, which may modestly temper appeal for family-focused renters compared with stronger-rated submarkets.
Neighborhood safety indicators compare favorably both nationally and within the Los Angeles metro. Crime ranks 341 out of 1,441 metro neighborhoods, placing the area in the top quartile among Los Angeles neighborhoods and roughly top quartile nationally. This comparative positioning can support resident retention and leasing.
Recent trend signals are constructive: estimated property and violent offense rates have moved down sharply year over year, landing in high national improvement percentiles. While crime varies by block and conditions can change, the directional trend provides a supportive backdrop for tenant stability.
Proximity to major employers supports a commuter-friendly renter base and helps stabilize leasing. Notable nearby nodes include insurance, life sciences, energy, engineering, and entertainment employers listed below.
- Farmers Insurance Exchange — insurance (1.3 miles) — HQ
- Thermo Fisher Scientific — life sciences (1.7 miles)
- Occidental Petroleum — energy (13.2 miles) — HQ
- AECOM — engineering (14.3 miles) — HQ
- Live Nation Entertainment — entertainment (14.4 miles) — HQ
7311 Eton Ave is a 32-unit, mid-1980s asset positioned in a renter-heavy Los Angeles neighborhood where occupancy is competitive and amenity access is strong. The 1988 vintage is newer than the area’s average stock, offering an edge versus older assets while leaving room for targeted modernization to enhance rentability and retention. Elevated ownership costs in the neighborhood reinforce rental demand, and net operating income performance trends strong for comparable areas nationally.
Within a 3-mile radius, modest population growth alongside an increase in households points to a durable tenant base; forward projections indicate smaller household sizes, which can favor efficient unit layouts like the property’s average plan. According to CRE market data from WDSuite, neighborhood fundamentals—renter concentration, occupancy, and amenity depth—compare well against metro and national benchmarks, though operators should monitor affordability pressure and school quality in leasing strategies.
- Newer-than-area vintage (1988) provides competitive positioning versus older LA stock with clear modernization upside
- High renter-occupied share at the neighborhood level supports demand depth and lease-up stability
- Strong daily-needs access (grocers, pharmacies, restaurants) bolsters livability and retention
- Elevated home values relative to incomes sustain reliance on rentals and support pricing power
- Risks: affordability pressure (rent-to-income), limited park access, and lower school ratings may temper family-oriented demand