| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 58th | Good |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17507 Harris Way, Canyon Country, CA, 91387, US |
| Region / Metro | Canyon Country |
| Year of Construction | 2003 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
17507 Harris Way Canyon Country Multifamily Investment
Neighborhood occupancy remains strong and rents are elevated for Los Angeles County, according to WDSuite’s CRE market data, supporting durable leasing fundamentals around this 2003-vintage, 40-unit asset. These indicators reflect the surrounding neighborhood, not the property’s own occupancy.
Canyon Country presents a suburban setting with steady renter demand and comparatively high incomes for the metro. The neighborhood is rated B+ and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (489th of 1,441), signaling balanced fundamentals rather than a speculative profile. Neighborhood occupancy is elevated at 96.8% and has edged higher over the past five years, pointing to stability in tenant retention and lease-up. Median rents in the area are among the higher levels nationally, which can support revenue but also requires disciplined affordability management.
Within a 3-mile radius, the population has grown in recent years and is projected to expand further, with households also increasing, which supports a larger tenant base and ongoing multifamily demand. Renter-occupied housing accounts for roughly a third of units locally (3-mile aggregation), providing depth for leasing while not being over-reliant on transient demand. Home values are elevated relative to national norms, a high-cost ownership backdrop that tends to reinforce reliance on multifamily housing and can aid pricing power when managed carefully. Neighborhood rent-to-income metrics indicate some headroom, helping mitigate retention risk.
Amenity access is balanced rather than dense: grocery, pharmacy, and park access track around the national middle-to-upper tier, while café and restaurant density is thinner. Average school ratings are roughly in the low-to-mid range (about 3.0 out of five and above the national median), which can appeal to a portion of family renters without commanding top-tier school premiums. These dynamics align with workforce-oriented demand and support steady leasing profiles more than luxury positioning, consistent with multifamily property research on suburban Los Angeles submarkets.
The property’s 2003 construction is newer than the neighborhood’s typical 1980s-era stock, offering relative competitiveness versus older buildings. Investors should still underwrite selective modernization over the hold period, but the vintage reduces near-term system replacement risk compared with older assets.
Safety trends are mixed in this part of Los Angeles County. Based on WDSuite’s data, the neighborhood’s safety profile sits below national averages (national percentiles around the 30s), indicating comparatively higher reported crime than many U.S. neighborhoods. In the regional context, it is not among the stronger performers (crime rank 1,058 of 1,441 metro neighborhoods).
Recent movement shows property offenses have declined by roughly 20% year over year, while reported violent offenses have increased over the same period. Investors typically account for these cross-currents through on-site measures, tenant screening, and coordination with local resources; the net effect is that safety should be monitored as part of ongoing asset management rather than viewed as a static condition.
Nearby corporate employers provide a diverse white-collar employment base that supports renter demand and commute convenience, including AmerisourceBergen, Boston Scientific Neuromodulation, Charter Communications, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- AmerisourceBergen — pharmaceuticals distribution offices (7.6 miles)
- Boston Scientific Neuromodulation — medical devices (8.7 miles)
- Charter Communications — telecommunications (15.6 miles)
- Thermo Fisher Scientific — life sciences offices (16.9 miles)
- Farmers Insurance Exchange — insurance (18.1 miles) — HQ
This 40-unit asset, built in 2003, benefits from a suburban Los Angeles location where neighborhood occupancy is high and rents are among the upper tiers nationally, supporting consistent collections and leasing depth when managed against affordability thresholds. The vintage is newer than much of the surrounding 1980s-era stock, providing competitive positioning with potential to capture rent premiums through targeted updates over time.
Household and population growth within a 3-mile radius expand the renter pool, while elevated home values in the neighborhood sustain reliance on multifamily housing and can aid pricing power. According to commercial real estate analysis from WDSuite, the area’s operating profile aligns with workforce demand rather than luxury, suggesting stable tenancy with measured rent growth potential. Key watch items include lighter café/restaurant density and a safety profile that trails national averages, both manageable through asset-level execution and prudent underwriting.
- High neighborhood occupancy and steady demand support leasing stability
- 2003 vintage offers competitive edge versus older local stock
- Expanding 3-mile renter base and elevated ownership costs reinforce rental demand
- Potential value-add through targeted interior and systems modernization
- Risks: below-average safety metrics and thinner dining amenities require proactive management