| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8930 Topanga Canyon Blvd, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1980 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8930 Topanga Canyon Blvd, Canoga Park Multifamily Investment
Neighborhood occupancy remains resilient with strong renter demand and elevated ownership costs supporting leasing durability, according to WDSuite’s CRE market data. This positioning favors stable operations relative to the metro while allowing disciplined rent management.
Situated in Canoga Park within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates competitive among 1,441 metro neighborhoods on amenities (rank 498 of 1,441). Daily-needs access is a strength, with grocery and pharmacy density testing in the upper national percentiles, while parks and cafe options are comparatively limited. For investors, this mix supports convenience-driven retention but suggests amenity upgrades on-site could differentiate versus nearby stock.
Neighborhood multifamily occupancy is in the top quartile nationally and above the metro median (rank 338 of 1,441), indicating stable renter demand at the neighborhood level. Average NOI per unit benchmarks competitively (rank 208 of 1,441; top-quartile nationally), reinforcing the area’s track record for revenue capture when assets are well-managed. Note that these metrics reflect the neighborhood, not this specific property’s performance.
Tenure data signals a high concentration of renter-occupied housing (neighborhood-level renter share near the top of national distributions). For multifamily owners, a deep renter base typically supports absorption and renewals, especially for well-maintained, appropriately priced assets.
Within a 3-mile radius, demographic statistics show modest population growth over the last five years alongside an increase in households and a slight reduction in average household size. Forward-looking estimates indicate flat-to-down population but continued household growth with smaller households, which can sustain the renter pool through a larger number of households even as headcount per household eases. Median incomes have risen meaningfully, and forecast rent levels are expected to grow, both of which support rent collections; however, affordability management remains important for tenant retention.
Ownership costs in this submarket are elevated relative to incomes (nationally high value-to-income measures), which tends to reinforce reliance on rental housing. This dynamic can support occupancy stability and pricing power for well-located multifamily, though it requires careful lease management where rent-to-income ratios are already stretched.
Relative to the Los Angeles-Long Beach-Glendale metro, the neighborhood’s safety profile ranks stronger than much of the region (rank 160 of 1,441). Nationally, it performs in a favorable range (upper percentiles), indicating comparatively lower reported crime versus many U.S. neighborhoods.
Recent trend indicators point to meaningful year-over-year improvement in both property and violent offense rates at the neighborhood level. While block-by-block conditions vary and on-site security practices still matter, the broader trend supports an improving risk backdrop for long-term holders.
The area draws from a diverse employment base spanning life sciences, insurance, pharmaceutical distribution, cable/telecom, and energy — employers that help underpin renter demand and commute convenience for workforce and professional tenants.
- Thermo Fisher Scientific — life sciences (1.5 miles)
- Farmers Insurance Exchange — insurance (3.3 miles) — HQ
- Amerisourcebergen — pharmaceutical distribution (14.3 miles)
- Charter Communications — cable & telecom (15.0 miles)
- Occidental Petroleum — energy (15.0 miles) — HQ
This 48-unit asset sits in a neighborhood with top-quartile national occupancy and competitive NOI per unit performance, pointing to durable renter demand and potential for steady operations when paired with strong management. Elevated home values in Los Angeles County sustain reliance on rental housing, which can support occupancy stability and pricing power for well-positioned multifamily. Based on commercial real estate analysis from WDSuite, neighborhood-level renter concentration is high, reinforcing depth of the tenant base.
Within a 3-mile radius, households have increased and are projected to continue rising as average household size trends lower — a setup that can expand the renter pool even if population growth is modest. Income gains and forecast rent growth support revenue prospects, though affordability pressure (high rent-to-income at the neighborhood level) argues for disciplined renewal strategies and amenity-focused value capture over aggressive increases.
- Neighborhood occupancy and NOI per unit rank in top quartiles, supporting operating stability
- High-cost ownership market bolsters rental demand and lease retention
- 3-mile household growth and smaller household sizes expand the tenant base
- Diversified nearby employers support steady leasing across workforce and professional cohorts
- Risk: affordability pressure and limited neighborhood park/cafe density require thoughtful amenity and renewal strategies