| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8220 Topanga Canyon Blvd, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1985 |
| Units | 43 |
| Transaction Date | 2001-07-12 |
| Transaction Price | $2,835,000 |
| Buyer | TOPANGA TERRACE-01 |
| Seller | KARASOULOS ATHAN |
8220 Topanga Canyon Blvd Canoga Park Multifamily Investment
Neighborhood fundamentals indicate durable renter demand and high occupancy, according to WDSuite s CRE market data. These metrics reflect the surrounding Canoga Park area, not the property, and point to stable operations for investors focused on cash flow resilience.
Located in Canoga Park within the Los Angeles-Long Beach-Glendale metro, the neighborhood scores a B rating and is positioned above the metro median (rank 680 out of 1,441 neighborhoods). WDSuite s CRE market data shows neighborhood occupancy at the top quartile nationally, supporting lease stability for multifamily assets in this area.
The area skews heavily renter-occupied, with a very high share of housing units renter-occupied (top 1% nationally). For investors, that depth of the tenant base typically supports steady demand, reduces exposure to ownership competition, and can aid retention through cycles. Median contract rents sit above national norms (84th percentile), while rent-to-income indicates some affordability pressure; thoughtful lease management and renewal strategies remain important.
Everyday convenience is a strength. Grocery access and restaurant density rank in the top few percentiles nationally, while pharmacies are also plentiful. Trade-offs include limited parks and few cafes, which may modestly affect lifestyle appeal for certain cohorts but generally do not outweigh the access to essentials for workforce renters.
Vintage context matters: the property a0(1985) is newer than the neighborhood s average 1979 stock. That positioning can enhance competitiveness versus older assets, while still leaving room for targeted renovations or systems updates to capture value-add upside relative to contemporary renter expectations.
Within a 3-mile radius, demographics indicate modest population growth and an increase in households alongside slightly smaller household sizes through 2028. Rising median incomes and projected rent growth suggest a larger tenant base with capacity to absorb well-managed pricing, which supports occupancy stability for multifamily operators. Elevated ownership costs (high value-to-income ratios and above-average home values) characterize a high-cost ownership market, which reinforces reliance on rental housing and can sustain demand for professionally managed units.
Safety metrics for the surrounding neighborhood compare favorably in a national context. Overall crime performance sits in the top quartile nationally, indicating a comparatively safer environment for renters relative to many U.S. neighborhoods.
Against the Los Angeles-Long Beach-Glendale metro, the neighborhood ranks in the top quartile (crime rank 160 of 1,441 neighborhoods), signaling competitive safety positioning among local peers. Recent data also points to notable year-over-year declines in both property and violent offense rates, which investors can view as a supportive trend rather than a guarantee.
The immediate area draws from a diverse employment base that supports renter demand and commute convenience, including life sciences, insurance, energy, telecom, and engineering offices. The following nearby employers anchor this base and can contribute to leasing stability:
- Thermo Fisher Scientific life sciences (1.2 miles)
- Farmers Insurance Exchange insurance (2.3 miles) HQ
- Occidental Petroleum energy (14.4 miles) HQ
- Charter Communications telecom (15.0 miles)
- AECOM engineering (15.4 miles) HQ
8220 Topanga Canyon Blvd offers investors exposure to a renter-heavy Los Angeles submarket with top-quartile neighborhood occupancy and strong access to daily amenities. Based on CRE market data from WDSuite, the surrounding area s high renter-occupied share and competitive safety profile support demand depth and lease retention potential. The 1985 vintage positions the asset newer than much of the local stock, with targeted value-add opportunities to modernize interiors and systems for incremental rent capture.
Within a 3-mile radius, steady population levels, a projected increase in households, and rising incomes expand the renter pool, while elevated ownership costs in the metro reinforce reliance on multifamily. Proximity to diverse employers adds leasing tailwinds. Key risks to underwrite include affordability pressure relative to incomes and lifestyle trade-offs such as limited parks and cafe density.
- Top-quartile neighborhood occupancy and high renter-occupied share support stable demand
- 1985 vintage is competitive versus older local stock with value-add potential
- Daily-needs access (grocery, restaurants, pharmacies) enhances renter appeal and retention
- Diverse nearby employers provide leasing support through varied job bases
- Risks: rent-to-income pressure and limited parks/cafe amenities may temper pricing power