| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 58th | Good |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17550 Harris Way, Canyon Country, CA, 91387, US |
| Region / Metro | Canyon Country |
| Year of Construction | 2003 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
17550 Harris Way Canyon Country Multifamily Investment
Neighborhood occupancy is near 97%, and rents skew toward the high end for Los Angeles County, according to WDSuite’s CRE market data. This combination points to durable renter demand with room for selective value-add execution in Canyon Country.
Canyon Country’s neighborhood rating lands as a B+ (ranked 489 among 1,441 Los Angeles–Long Beach–Glendale neighborhoods), indicating performance that is competitive among metro peers. Neighborhood occupancy measures 96.8% (top quintile nationally), a constructive backdrop for lease-up and retention relative to broader U.S. multifamily trends, based on CRE market data from WDSuite.
Rents in the immediate neighborhood benchmark high versus national norms (98th percentile), supported by above-average household incomes and a value-to-income ratio that characterizes the area as a high-cost ownership market. Elevated home values in the neighborhood tend to sustain reliance on rental housing, which can support pricing power and lease stability for well-positioned assets.
Within a 3-mile radius, demographics point to a growing tenant base: recent population expansion and a projected increase in households over the next five years signal renter pool expansion that supports occupancy stability. The share of housing units that are renter-occupied is roughly one-quarter in the neighborhood and about one-third within 3 miles, indicating an owner-leaning area with a meaningful, active rental segment for multifamily demand.
Livability inputs are mixed but serviceable for daily needs. Grocery and pharmacy access track modestly above national medians, while cafes and restaurants are less dense than core urban submarkets. Average school ratings trend slightly above the national median, which can be relevant for family-oriented renter profiles. For investors, the overall mix suggests suburban fundamentals with solid incomes, strong occupancy, and renters who prioritize space and neighborhood stability over dense amenity clusters.
Safety trends are mixed relative to the metro and nation. The neighborhood’s crime positioning ranks in the lower half of Los Angeles–Long Beach–Glendale (ranked 1,058 of 1,441), and national comparisons place the area below the U.S. median for safety. Recent momentum shows divergence: estimated property offenses have declined year over year, while estimated violent offenses have increased over the same period, according to WDSuite data. Investors should underwrite to these dynamics with appropriate operating practices and resident-experience measures.
Proximity to diversified corporate employers supports a commuter-friendly renter base and contributes to leasing stability. Notable nearby firms include AmerisourceBergen, Boston Scientific Neuromodulation, Charter Communications, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- AmerisourceBergen — pharmaceuticals distribution (7.5 miles)
- Boston Scientific Neuromodulation — medical devices (8.6 miles)
- Charter Communications — telecommunications (15.6 miles)
- Thermo Fisher Scientific — life sciences (16.8 miles)
- Farmers Insurance Exchange — insurance (18.1 miles) — HQ
Built in 2003, the property is newer than the neighborhood’s average vintage, offering a competitive position versus older stock while still warranting planning for mid-life system updates and targeted modernization. High neighborhood occupancy alongside elevated rent positioning suggests an attractive demand backdrop for a 24-unit asset aiming to sustain cash flow and selectively capture rent premiums through focused upgrades.
Within a 3-mile radius, rising incomes and projected growth in households indicate a larger tenant base ahead, which can support occupancy stability and retention. According to commercial real estate analysis from WDSuite, the area’s high-cost ownership environment reinforces reliance on multifamily housing, while suburban amenity coverage and school ratings align with family-oriented renter profiles. Key risks include safety variability and an owner-leaning tenure mix that can limit the depth of renters in certain segments, both of which should be reflected in operations and marketing.
- 2003 vintage offers relative competitiveness vs. older local stock, with scope for targeted renovations
- Strong neighborhood occupancy and high rent positioning support cash flow durability
- 3-mile growth in households and incomes expands the tenant base and supports retention
- High-cost ownership market sustains multifamily demand and pricing power for well-run assets
- Risks: mixed safety trends and an owner-leaning area may narrow renter depth; underwrite operations accordingly