| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8360 Northgate Ave, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1973 |
| Units | 22 |
| Transaction Date | 2015-05-19 |
| Transaction Price | $2,900,000 |
| Buyer | MARK & BARBARA LLC |
| Seller | TSS FAMILY LLC |
8360 Northgate Ave Canoga Park Multifamily Opportunity
Neighborhood occupancy is high and renter demand is deep, according to WDSuite s CRE market data, supporting stable cash flow potential for a 22-unit asset in Los Angeles County. Metrics cited are measured at the neighborhood level, not the property.
Located in Canoga Park s Urban Core, the surrounding neighborhood shows solid renter dynamics and daily-needs convenience. Grocery and pharmacy access rank strong nationally, while restaurants are plentiful; cafes and park access are more limited. Overall amenity positioning sits above average nationally, which supports day-to-day livability without depending on destination retail.
Rents in the neighborhood have risen over the last five years and the area maintains high occupancy, landing in the top quartile nationally for occupancy stability. With a high share of renter-occupied housing units in the neighborhood, the tenant base is broad, which can support leasing continuity across cycles. Home values are elevated for the region, which tends to sustain reliance on rental options and can underpin pricing power for well-managed assets.
At the property level, 1973 construction is older than the local average vintage, suggesting prudent capital planning and potential value-add upside through targeted renovations and systems upgrades to stay competitive against newer stock. For investors emphasizing multifamily property research, the vintage profile can align with programs that trade near-term capex for operational and rent positioning over time.
Demographic figures aggregated within a 3-mile radius indicate modest population growth and an increase in households, with incomes trending higher and average household size easing. These shifts typically point to a larger and more diverse tenant pool and can support occupancy stability and retention for well-operated workforce and mid-market units.
Safety indicators for the neighborhood compare favorably at the national level, with overall conditions tracking above national safety averages. Recent data also reflect year-over-year declines in both property and violent offense estimates, according to WDSuite s CRE market data. As with any urban Los Angeles location, conditions can vary by block and over time; investors should pair these directional trends with on-the-ground diligence and property-level security considerations.
Nearby corporate employers provide a diversified white-collar employment base that supports renter demand and commute convenience, including Thermo Fisher Scientific, Farmers Insurance, Occidental Petroleum, Charter Communications, and AmerisourceBergen.
- Thermo Fisher Scientific corporate offices (1.25 miles)
- Farmers Insurance Exchange corporate offices (2.51 miles) HQ
- Occidental Petroleum corporate offices (14.47 miles) HQ
- Charter Communications corporate offices (14.93 miles)
- AmerisourceBergen corporate offices (15.07 miles)
8360 Northgate Ave offers exposure to a renter-heavy Los Angeles neighborhood where occupancy is strong and daily-needs amenities are accessible. Based on CRE market data from WDSuite, the area sits in the top quartile nationally for occupancy, and elevated home values in the neighborhood context help sustain rental demand and support lease retention for well-managed assets.
The 1973 vintage is older than the local average, which points to clear value-add pathways from unit interiors to building systems that can enhance competitive positioning against newer supply. Demographics within a 3-mile radius show modest population growth and a rising household count with higher incomes and slightly smaller household sizes, indicating a gradually expanding renter pool and potential for steady leasing performance. Affordability pressure should be monitored, suggesting thoughtful lease management and renewal strategies.
- High neighborhood occupancy and deep renter-occupied housing base support demand durability
- Elevated home values in the area reinforce sustained reliance on rental housing
- 1973 vintage offers value-add potential through targeted renovations and system upgrades
- 3-mile demographics point to a growing, higher-income renter pool that can support retention
- Risks: older physical plant and affordability pressure require disciplined capex and lease management