| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 43rd | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8539 De Soto Ave, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1978 |
| Units | 28 |
| Transaction Date | 2025-10-25 |
| Transaction Price | $4,800,000 |
| Buyer | CMB EQUITIES LLC |
| Seller | ROSE FAMILY TRUST |
8539 De Soto Ave, Canoga Park CA — Multifamily Investment
Neighborhood-level occupancy is in the top quartile nationally with a high share of renter-occupied units, suggesting steady leasing fundamentals according to WDSuite’s CRE market data.
Located in Canoga Park within the Los Angeles-Long Beach-Glendale metro, the neighborhood carries a B+ rating and ranks 410 out of 1,441 metro neighborhoods — competitive among Los Angeles-Long Beach-Glendale neighborhoods. Occupancy for the neighborhood is strong and sits in the top quartile nationally, a positive signal for income stability at the sub-neighborhood level (this reflects neighborhood conditions, not the property).
Daily needs are well served: grocery and pharmacy density both score in the mid-80s to mid-90s percentiles nationally, and cafes and restaurants also rate well above national averages. A notable tradeoff is limited park access, which trails most U.S. neighborhoods. Average school ratings sit modestly above the national midpoint, supporting broader family appeal without commanding premium-school pricing dynamics.
Renter concentration is elevated, with roughly six in ten housing units renter-occupied at the neighborhood level. For investors, this indicates a deep tenant base supportive of multifamily absorption and renewal activity. Median contract rents benchmark high compared with national norms, while the neighborhood’s value-to-income ratio ranks near the top nationally — a high-cost ownership environment that tends to sustain reliance on rental housing and can support pricing power for well-positioned assets.
Within a 3-mile radius, demographics show recent population growth alongside an increase in households, and forward-looking estimates point to further household gains even as population is projected to edge lower — implying smaller average household sizes and a diversified renter pool. These dynamics generally expand the addressable tenant base and can support occupancy stability when paired with competitive unit finishes and management execution, based on commercial real estate analysis from WDSuite.
Neighborhood safety indicators compare favorably. The area ranks 186 out of 1,441 metro neighborhoods for overall crime, placing it above the metro median and in a stronger position than many Los Angeles-Long Beach-Glendale sub-areas. Nationally, the neighborhood sits in a high safety percentile, indicating comparatively lower crime versus most U.S. neighborhoods.
WDSuite’s data also shows a sharp year-over-year decline in estimated property and violent offenses, with improvement metrics among the strongest nationally. While crime patterns can change and vary by block, the directional trend supports renter retention and leasing stability at the neighborhood level.
The immediate employment base blends life sciences, insurance, telecommunications, energy, engineering, and entertainment corporate offices, supporting a broad commuter pool and steady renter demand from varied income bands.
- Thermo Fisher Scientific — life sciences (2.2 miles)
- Farmers Insurance Exchange — insurance (2.9 miles) — HQ
- Charter Communications — telecommunications (14.1 miles)
- Occidental Petroleum — energy (14.2 miles) — HQ
- Live Nation Entertainment — entertainment (15.1 miles) — HQ
This 28-unit asset is positioned in a neighborhood with top-quartile U.S. occupancy and an above-metro standing within Los Angeles-Long Beach-Glendale, suggesting resilient cash flow under typical operating conditions. A high share of renter-occupied housing units underscores depth of tenant demand, while the area’s high-cost ownership landscape supports ongoing reliance on multifamily rentals and measured pricing power for well-managed properties.
Within a 3-mile radius, recent population growth and an increase in households — with projections for continued household gains even as population is expected to edge lower — point to smaller household sizes and a broader renter pool, which can support leasing and renewal velocity. According to CRE market data from WDSuite, neighborhood fundamentals such as amenity access and occupancy competitiveness compare favorably with national benchmarks, though rent-to-income levels warrant active lease management.
- Top-quartile neighborhood occupancy supports income stability versus national norms
- Elevated renter-occupied share indicates depth of tenant demand
- High-cost ownership market sustains renter reliance and pricing power for competitive units
- 3-mile household growth and smaller household sizes expand the renter pool
- Risk: higher rent-to-income levels require disciplined renewals and expense control