| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 43rd | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7945 Topanga Canyon Blvd, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1981 |
| Units | 90 |
| Transaction Date | 2015-07-20 |
| Transaction Price | $23,400,000 |
| Buyer | Canoga Park SH, LLC |
| Seller | --- |
7945 Topanga Canyon Blvd, Canoga Park Multifamily Opportunity
Neighborhood occupancy has been resilient and renter demand is supported by a deep local tenant base, according to WDSuite’s CRE market data. For investors, the location offers stable operations with potential value-add upside from an early-1980s vintage.
Situated in Canoga Park within the Los Angeles-Long Beach-Glendale metro, the property sits in an Inner Suburb neighborhood rated B-. Neighborhood-level occupancy trends have been competitive among Los Angeles-Long Beach-Glendale neighborhoods (1,441 total), supporting steady leasing and renewal potential rather than volatile turnover. Note that these occupancy signals reflect the surrounding neighborhood, not this specific asset.
Livability is serviceable for workforce renters. Grocery access tracks in the higher end of national comparisons, while restaurants are reasonably available; however, cafes, parks, and pharmacies are thinner nearby, implying residents rely on broader Valley corridors for some conveniences. Average school ratings are below national norms, which may matter for family-oriented unit mixes; investors can offset with amenity programming that resonates with adult renters and commuters.
Housing and revenue fundamentals in the neighborhood test well relative to peers. Neighborhood housing metrics rank in the top quartile among 1,441 metro neighborhoods, and net operating income per unit benchmarks are among the strongest locally and in top national percentiles, signaling proven rent collection and occupancy stability at the neighborhood level. Elevated home values compared with incomes indicate a high-cost ownership market, which tends to sustain multifamily demand and supports pricing power without overreliance on rapid lease-ups.
Demographic statistics aggregated within a 3-mile radius show population growth over the last five years alongside a faster increase in households and a slight decline in average household size. This combination generally points to a larger tenant base and more renters entering the market, which can support occupancy stability and broaden demand for a mix of unit types.
Tenure and rents: Within the same 3-mile view, renter-occupied housing units represent a majority share, indicating a deep pool of prospective tenants and durable demand for multifamily. Neighborhood median contract rents have risen over the past five years, yet rent-to-income ratios track at levels that suggest manageable affordability pressure for retention and lease management.
Safety indicators at the neighborhood level compare favorably versus many Los Angeles-Long Beach-Glendale neighborhoods (1,441 total) and land in the top quartile nationally. Recent year-over-year trends point to meaningful declines in both property and violent offense rates, indicating improving conditions relative to national patterns. These observations reflect neighborhood-level data rather than block-by-block conditions and should be paired with on-the-ground diligence.
Nearby corporate employment anchors support commuter convenience and renter retention, with a mix of life sciences, insurance, energy, telecom, and engineering offices. The employers below are representative drivers of daytime population and stable household incomes in the surrounding submarket.
- Thermo Fisher Scientific — life sciences (1.2 miles)
- Farmers Insurance Exchange — insurance (2.1 miles) — HQ
- Occidental Petroleum — energy (14.2 miles) — HQ
- Charter Communications — telecom (15.0 miles)
- AECOM — engineering & infrastructure (15.3 miles) — HQ
Built in 1981, the asset is slightly older than nearby stock, creating a straightforward value-add path through targeted unit and systems upgrades while competing on location fundamentals. At the neighborhood level, occupancy has been stable and rents have trended upward, supported by a majority share of renter-occupied units within a 3-mile radius and a high-cost ownership market that sustains reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood performance ranks competitively within the Los Angeles-Long Beach-Glendale metro and in strong national percentiles for revenue metrics, reinforcing the case for dependable operations.
Demographic indicators within 3 miles show population growth and a faster pace of household formation alongside modestly smaller households, expanding the renter pool and supporting lease-up and renewal momentum. While amenity depth is mixed and school ratings trail national averages, the area’s employment base and grocery/restaurant access provide everyday convenience for working households.
- Neighborhood occupancy and revenue performance competitive locally, supporting stable cash flow potential
- 1981 vintage offers clear value-add and renovation upside to enhance rents and retention
- Majority renter-occupied housing within 3 miles expands the tenant base and supports leasing velocity
- High-cost ownership market reinforces sustained multifamily demand and pricing power
- Risks: thinner cafe/park access and below-average school ratings may require amenity strategy and targeted marketing