| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 43rd | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7851 Topanga Canyon Blvd, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1974 |
| Units | 20 |
| Transaction Date | 2012-11-27 |
| Transaction Price | $1,720,000 |
| Buyer | CAPRI EQUITIES LP |
| Seller | RUBIN IZHAK |
7851 Topanga Canyon Blvd, Canoga Park Multifamily
Neighborhood occupancy remains elevated with a deep renter base reinforced by a high-cost ownership market, according to WDSuite’s CRE market data. These dynamics support stable leasing conditions around Canoga Park rather than the property itself.
Located in an Inner Suburb pocket of Los Angeles (neighborhood rating B-), the area around 7851 Topanga Canyon Blvd shows solid renter fundamentals and steady leasing conditions. Neighborhood occupancy is strong relative to national benchmarks, and the renter pool is supported by elevated for-sale home values, which tend to keep households in the rental market longer and aid retention.
Amenity access is mixed: restaurant and grocery density sits well above national norms, while cafes, parks, and pharmacies are comparatively limited. School ratings in the immediate neighborhood trail national averages, which investors should weigh against otherwise favorable demand drivers. The neighborhood’s average NOI per unit ranks among the highest nationally, indicating competitive income performance relative to many peer locations, based on CRE market data from WDSuite.
Within a 3-mile radius, demographics indicate a large and diverse resident base with modest population growth and an increase in households over recent years, pointing to a gradually expanding tenant base. The renter-occupied share within this radius is a majority, signaling depth for multifamily demand and supporting occupancy stability. Median household incomes have been rising, and rents have grown, yet rent-to-income ratios at the neighborhood level indicate manageable affordability pressure, helping preserve lease retention.
Vintage housing stock in the immediate neighborhood trends newer than this asset. Constructed in 1974, the property is older than the neighborhood average year built, which introduces capital planning needs but may also present value-add potential to enhance unit finishes and common areas versus newer competing stock.
Compared with Los Angeles metro peers, the neighborhood’s overall crime rank sits above the metro median among 1,441 neighborhoods, pointing to comparatively stronger safety positioning. Nationally, the area trends safer than average on violent incidents, while property offenses track closer to the middle of the national distribution.
Recent trend data shows notable year-over-year declines in both violent and property offenses, a positive directional signal for investors assessing stability. These are neighborhood-level indicators and can support tenant retention and leasing consistency, though property-level outcomes may vary by asset operations and security measures.
The surrounding employment base blends life sciences, insurance, energy, telecom, and engineering—sectors that support a stable renter pool and commute convenience for workforce tenants. The list below highlights nearby anchors that can underpin leasing and retention.
- Thermo Fisher Scientific — life sciences (1.2 miles)
- Farmers Insurance Exchange — insurance (1.9 miles) — HQ
- Occidental Petroleum — energy (14.1 miles) — HQ
- Charter Communications — telecommunications (15.0 miles)
- AECOM — engineering (15.2 miles) — HQ
The investment case centers on durable renter demand and relative leasing stability in an Inner Suburb setting of Los Angeles. Elevated neighborhood occupancy and a majority renter-occupied housing base within 3 miles translate to a broad tenant pool. High for-sale home values in the neighborhood context reinforce reliance on multifamily housing, which can sustain pricing power and reduce churn. According to commercial real estate analysis from WDSuite, income performance in this neighborhood is competitive nationally, supporting an underwriting stance focused on steady operations rather than outsized growth assumptions.
Built in 1974, the asset is older than nearby average housing stock, creating a clear path for targeted value-add: systems upgrades, modernization of interiors, and common-area improvements to sharpen competitive positioning against newer product. Rising household incomes and expanding households within 3 miles point to a larger tenant base over time, helping support occupancy and lease retention while careful management of affordability keeps renewal risk in check.
- Neighborhood occupancy strength and broad renter pool support stable tenancy
- High-cost ownership market underpins sustained multifamily demand and pricing power
- Competitive neighborhood income performance by national standards, per WDSuite data
- 1974 vintage offers value-add potential via interior and systems upgrades
- Risks: lower local school ratings and limited parks/cafes may temper some demand segments