| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 43rd | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8731 De Soto Ave, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1987 |
| Units | 21 |
| Transaction Date | 1996-07-17 |
| Transaction Price | $885,025 |
| Buyer | HOME SVGS OF AMERICA FSB |
| Seller | 8731 DE SOTO AVENUE LTD |
8731 De Soto Ave Canoga Park Multifamily Investment
Neighborhood occupancy runs high with a deep renter base, supporting stable leasing fundamentals, according to WDSuite’s CRE market data. Positioned in Los Angeles County, the asset benefits from strong everyday amenity access and a workforce-driven renter pool.
Set within the Los Angeles-Long Beach-Glendale metro, the surrounding neighborhood is rated B+ and is competitive among Los Angeles neighborhoods (ranked 410 of 1,441). According to CRE market data from WDSuite, neighborhood occupancy trends are in the top quartile nationally, reinforcing a backdrop conducive to steady collections and retention.
Local amenity coverage is a strength: grocery and childcare access score in the mid-90s nationally, with cafes, restaurants, and pharmacies also above the national median. Average public school ratings sit modestly above national norms. The primary tradeoff is park space, which is limited within the neighborhood.
Ownership costs are elevated relative to incomes (high national value-to-income standing), which tends to sustain reliance on rental housing and can support pricing power and lease-up velocity. At the same time, rent levels are comparatively high, so operators should manage renewals and rent steps with an eye on retention.
Tenure patterns indicate a high share of renter-occupied housing units, signaling depth in the tenant pool and demand stability for multifamily. The property’s 1987 vintage is newer than the neighborhood average (1980), suggesting a competitive position versus older stock, while still warranting targeted modernization planning as systems age.
Demographic statistics within a 3-mile radius point to recent growth in households alongside smaller average household sizes over time. Forward-looking projections show households continuing to expand even as population trends flatten, implying a larger renter pool and incremental support for occupancy, especially across practical, well-located unit mixes.
Based on WDSuite’s data, the neighborhood compares favorably on safety within the Los Angeles metro, landing in the top quartile among 1,441 neighborhoods. Nationally, indicators sit above the median, with recent readings showing notable year-over-year improvement in both property and violent offense estimates. These are neighborhood-level signals and do not imply block-level conditions; investors should pair them with on-the-ground diligence.
Nearby employers help anchor demand for workforce housing and support commute convenience for residents, including Thermo Fisher Scientific, Farmers Insurance Exchange, Charter Communications, Occidental Petroleum, and Live Nation Entertainment.
- 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 (15.3 miles) — HQ
8731 De Soto Ave is a 21-unit, 1987-vintage multifamily asset positioned in a neighborhood with strong occupancy and a high renter-occupied share, supporting steady cash flow potential. Elevated ownership costs in the area reinforce reliance on rental housing, while above-median amenity access strengthens day-to-day livability for tenants. According to WDSuite’s commercial real estate analysis, the surrounding neighborhood’s performance sits above national medians across multiple housing indicators.
Within a 3-mile radius, household counts have been rising and are projected to expand further even as household sizes trend smaller, implying a larger tenant base and support for occupancy stability. The 1987 construction is newer than the local average, suggesting relative competitiveness versus older stock while still warranting targeted capital planning to modernize systems as needed.
- High neighborhood occupancy and deep renter concentration support leasing stability
- Elevated home values in the area sustain rental demand and pricing power
- 1987 vintage offers competitive positioning versus older stock with value-add potential
- Amenity-rich location improves livability and retention for workforce renters
- Risks: limited nearby park space and rent step sensitivity; prioritize renewal strategy and selective capex