| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 58th | Good |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17527 Harris Way, Canyon Country, CA, 91387, US |
| Region / Metro | Canyon Country |
| Year of Construction | 2003 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
17527 Harris Way, Canyon Country CA Multifamily Investment
Neighborhood occupancy remains strong and renter demand is supported by high ownership costs in Los Angeles County, according to WDSuite’s CRE market data. This location offers stable cash flow dynamics with room for value-add through selective upgrades.
Canyon Country is a suburban pocket within the Los Angeles-Long Beach-Glendale metro that scores a B+ overall and shows resilient renter demand. Neighborhood occupancy is high and competitive among Los Angeles-Long Beach-Glendale neighborhoods, and nationally it sits well above average, supporting lease stability for nearby multifamily assets, per WDSuite’s CRE market data. The neighborhood’s NOI per unit trends rank among the top decile nationally, indicating a favorable revenue environment relative to many U.S. submarkets.
Built in 2003, the property is newer than the neighborhood’s typical 1980s vintage. That positioning helps with tenant appeal versus older stock and may reduce near-term capital needs, while still leaving room to modernize interiors, common areas, and building systems for incremental rent lift.
Within a 3-mile radius, population and household counts have grown over the last five years and are projected to rise further, indicating a larger tenant base over time. Renter-occupied housing comprises roughly one-third of units locally, offering sufficient depth for leasing while still drawing on strong family and dual-income cohorts. Median household incomes in the 3-mile area are high for the region and trending upward, which supports rent levels and renewal capture.
Local services skew practical: grocery, pharmacies, parks, and childcare options score above national averages, while cafes are thinner and restaurants are moderate. Average school ratings are slightly above national norms, a positive signal for retention among family renters. Elevated home values in the neighborhood (well above the national median) point to a high-cost ownership market that tends to sustain multifamily demand and supports pricing power and lease retention when managed carefully.
Safety indicators for the neighborhood track below the national median, and the area scores below the metro average compared with other Los Angeles-Long Beach-Glendale neighborhoods. That said, recent trends show property offenses declining year over year, which is a constructive sign to monitor alongside management practices such as lighting, access control, and resident engagement.
For investors, the takeaway is risk management rather than avoidance: underwriting should reflect the neighborhood’s relative position today with attention to insurance, security measures, and partnership with local resources, while acknowledging the improving direction in property crime.
Nearby employment centers span healthcare, life sciences, and communications, providing a diversified base that supports renter demand and commute convenience. The list below reflects key nodes likely to influence leasing: AmerisourceBergen, Boston Scientific Neuromodulation, Charter Communications, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- AmerisourceBergen — healthcare distribution (7.6 miles)
- Boston Scientific Neuromodulation — medical devices (8.7 miles)
- Charter Communications — telecommunications (15.6 miles)
- Thermo Fisher Scientific — life sciences (16.9 miles)
- Farmers Insurance Exchange — insurance (18.1 miles) — HQ
This 32-unit asset built in 2003 benefits from a high-occupancy neighborhood, a growing 3-mile renter base, and a high-cost ownership context that reinforces reliance on multifamily housing. Relative to the area’s older housing stock, the 2003 vintage is competitively positioned and offers targeted value-add potential through modernization to capture incremental rent while supporting retention. According to CRE market data from WDSuite, neighborhood occupancy is above national averages and income levels in the surrounding 3-mile area are rising, both of which support steady leasing and renewal performance.
Investors should balance these fundamentals with prudent risk controls: safety metrics trail metro and national medians even as property crime shows improvement. Asset plans that emphasize security, resident experience, and thoughtful capital allocation can align with the submarket’s strong demand drivers.
- High neighborhood occupancy supports cash flow stability relative to metro peers.
- 2003 construction offers competitive positioning versus older stock with value-add upside.
- Rising incomes and expanding 3-mile household base deepen the tenant pool and support rent levels.
- High-cost ownership market reinforces multifamily demand and lease retention potential.
- Risk: safety metrics are below metro and national medians—underwrite security and insurance accordingly.