| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 41st | Fair |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8700 De Soto Ave, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1990 |
| Units | 61 |
| Transaction Date | 2016-10-20 |
| Transaction Price | $15,500,000 |
| Buyer | Hibiya LLC |
| Seller | Park Place Apartments Owner LLC, Developer, BCE Park Place Holdings, Ryan Somers, PCraicseh/ uEnqitu aivnadle /nsft |
8700 De Soto Ave Canoga Park Multifamily Investment
Neighborhood fundamentals point to steady renter demand and solid occupancy, according to WDSuite’s CRE market data. This commercial real estate analysis highlights pricing power supported by a high-cost ownership market and a competitive suburban Los Angeles location.
Positioned in Canoga Park within the Los Angeles-Long Beach-Glendale metro, the neighborhood carries a B+ rating and ranks 421 out of 1,441 metro neighborhoods — competitive among Los Angeles neighborhoods and above the metro median. Amenity access is a relative strength, with grocery, dining, and daily-needs options landing in the top quartile nationally, supporting renter convenience and lease retention.
Neighborhood occupancy is strong and sits in the top quartile nationally; this metric reflects the neighborhood, not the property. Median asking rents in the neighborhood test well above national norms, indicating some pricing power for well-positioned assets. At the same time, the local rent-to-income profile suggests manageable affordability pressure compared with many coastal submarkets, which can aid stability through renewals.
Within a 3-mile radius, demographics show recent population growth with an increase in households and a modest reduction in average household size — a combination that typically expands the renter pool and supports absorption. Projections point to continued household growth alongside smaller households, which can sustain multifamily demand even if population growth moderates. The 3‑mile area also shows a sizable share of housing units that are renter-occupied, reinforcing depth of tenant demand.
Home values in the neighborhood rank near the top nationally, indicating a high-cost ownership market. For multifamily operators, elevated ownership costs often sustain reliance on rental housing, supporting occupancy stability and pricing discipline. School rating data for the neighborhood is limited, so investors may wish to underwrite school-driven demand with additional diligence rather than rely on automated ratings.
The property’s 1990 construction is newer than the neighborhood’s average vintage. That positioning can provide a competitive edge over older stock, while still leaving room for targeted modernization or systems upgrades as part of a value-add plan.
Based on WDSuite neighborhood benchmarks, overall safety indicators are competitive among Los Angeles neighborhoods — roughly top quartile among 1,441 metro neighborhoods — and compare favorably to many areas nationwide. Property and violent offense estimates have trended downward over the last year, which supports a stable operating backdrop, though investors should evaluate submarket and asset-level history as part of standard diligence.
Nationally, the neighborhood profiles better than average on violent offense risk and near average on property offenses. As with any metro-scale measure, these are neighborhood-level indicators rather than block-specific guarantees; prudent underwriting should incorporate recent police reports and insurance feedback.
Nearby employment anchors span life sciences, insurance, telecommunications, energy, and entertainment—each supporting a diverse renter base and commute convenience relevant to leasing and retention in this submarket.
- Thermo Fisher Scientific — life sciences (2.2 miles)
- Farmers Insurance Exchange — insurance (3.1 miles) — HQ
- Charter Communications — telecommunications (14.1 miles)
- Occidental Petroleum — energy (14.3 miles) — HQ
- Live Nation Entertainment — entertainment (15.2 miles) — HQ
8700 De Soto Ave offers scale at 61 units in a suburban Los Angeles location where neighborhood occupancy is elevated and renter demand is reinforced by a high-cost ownership market. According to CRE market data from WDSuite, neighborhood rents and NOI per unit trend above national norms, while rent-to-income signals indicate manageable affordability pressure relative to many coastal peers — a combination supportive of retention and steady cash flow management.
Built in 1990, the asset is newer than the neighborhood average, offering a relative advantage over older stock and optionality for targeted renovations or building-systems modernization to unlock value-add upside. Within a 3-mile radius, recent growth in households alongside smaller average household sizes suggests a larger tenant base over time, even if population growth moderates. High home values in the immediate area further sustain reliance on rental housing, supporting occupancy and pricing discipline for well-operated properties.
- Elevated neighborhood occupancy and strong amenity access support leasing stability.
- High-cost ownership market underpins renter demand and pricing power potential.
- 1990 vintage presents competitive positioning with value-add modernization opportunities.
- 3-mile household growth and smaller household sizes expand the renter pool over time.
- Risks: projections show softer population growth; limited school rating data warrants added diligence.