| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8600 International Ave, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1973 |
| Units | 112 |
| Transaction Date | 2012-06-01 |
| Transaction Price | $13,135,000 |
| Buyer | Siena Apartments Owners, LLC |
| Seller | Davlyn Investments, Inc. |
8600 International Ave, Canoga Park Multifamily Investment
Neighborhood-level occupancy remains elevated and renter demand is deep, according to WDSuite’s CRE market data, supporting stable operations for well-managed assets in this pocket of the San Fernando Valley.
Positioned in Canoga Park within the Los Angeles metro’s Urban Core, the neighborhood posts a high occupancy level (97.5% at the neighborhood scale), placing it in the top tier nationally. For investors, that suggests durable leasing and fewer gaps between turns compared with many U.S. locations, especially when paired with an above-average neighborhood NOI benchmark per unit (top decile nationally) reported by WDSuite.
The area skews heavily renter-occupied at 83.3% of housing units (top percentile nationally), indicating a broad tenant base and ongoing depth for multifamily product. Within a 3-mile radius, recent years show modest population growth with a concurrent rise in household counts and slightly smaller average household sizes—trends that typically expand the renter pool and help support occupancy stability over the medium term.
Daily-needs access is a relative strength: grocery and restaurant density both rank near the top of national comparisons, and pharmacies are also well represented. Childcare availability is similarly strong. Cafes and parks are thinner at the neighborhood scale, which may modestly temper lifestyle appeal for some cohorts, but the fundamentals remain serviceable for workforce and convenience-oriented renters.
Ownership costs in this neighborhood are elevated versus national norms, with home values in a higher percentile and value-to-income ratios near the top of national comparisons. In practice, that tends to sustain reliance on rental housing and can support pricing power for competitively positioned assets. At the same time, rent-to-income dynamics indicate some affordability pressure relative to many U.S. areas, a consideration for lease management and retention strategy.
The property’s 1973 vintage precedes the neighborhood’s average construction year (1979). For investors, this points to potential value-add through interior modernization and building system upgrades, alongside prudent capital planning for aging components to maintain competitiveness against newer stock.
Neighborhood safety indicators compare favorably to many areas nationwide on recent measures, with property offenses positioned above the national median and violent offenses also trending better than mid-pack. Importantly, one-year trend data show sharp declines in both violent and property offense estimates, placing recent improvement in the top percentiles nationally. While conditions can vary by corridor and over time, the directional trend suggests improving safety context relative to prior periods.
- Thermo Fisher Scientific — life sciences (1.6 miles)
- Farmers Insurance Exchange — insurance (2.9 miles) — HQ
- Occidental Petroleum — energy (14.6 miles) — HQ
- Amerisourcebergen — pharmaceuticals distribution (14.7 miles)
- Live Nation Entertainment — entertainment (15.6 miles) — HQ
Proximity to diversified employers supports a steady renter pipeline, with nearby life sciences, insurance, energy, and corporate services concentrations providing commute-efficient options for residents.
8600 International Ave is a 112-unit asset in a renter-heavy Los Angeles neighborhood where occupancy is high and daily-needs retail density is strong. Based on CRE market data from WDSuite, the neighborhood’s occupancy performance sits well above national norms, and homeownership costs are elevated—factors that typically underpin a stable tenant base and support rent resiliency for competitive properties.
Built in 1973, the asset is older than the neighborhood average, which points to clear value-add potential via interior updates and system modernization. Within a 3-mile radius, recent household growth alongside smaller household sizes suggests a larger renter base over time, even as demographics evolve. Investors should balance these strengths with practical considerations around affordability pressure and targeted capital planning.
- High neighborhood occupancy supports leasing stability relative to metro and national peers.
- Renter-occupied concentration is among the highest nationally, indicating deep tenant demand.
- Daily-needs access (groceries, restaurants, pharmacies) reinforces convenience-driven appeal.
- 1973 vintage offers value-add and system-upgrade pathways to enhance competitiveness.
- Risks: affordability pressure and limited park/cafe density require attentive rent and amenity strategy.