| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 58th | Good |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17648 Harris Way, Canyon Country, CA, 91387, US |
| Region / Metro | Canyon Country |
| Year of Construction | 2001 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
17648 Harris Way, Canyon Country Multifamily Investment
Neighborhood occupancy is strong and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data, supporting stable performance for well-managed assets in Canyon Country.
Located in a suburban pocket of Los Angeles County rated B+, the neighborhood performs above metro median on several livability factors while maintaining solid rental fundamentals. Neighborhood-level occupancy is high, with recent readings indicating stability relative to many Los Angeles neighborhoods, and rents track toward the upper end of national markets. Within a 3-mile radius, the average household size of 3.2 and an average unit size at the property near 1,180 sq. ft. suggest appeal to family renters seeking space and longer tenures.
Amenities are mixed but serviceable: grocery, parks, and pharmacies sit around the 69–70th national percentiles, while cafes and full-service restaurants are closer to mid-pack nationally. School quality trends slightly above the national midpoint (average rating near the 61st percentile), which can support leasing among family households. Overall, the neighborhood’s amenity rank sits competitively versus the metro, and the area is above the metro median on several housing metrics, positioning it as a practical choice for renters prioritizing value and space.
Vintage and asset positioning: Built in 2001 versus a neighborhood average vintage of 1988, the property is newer than much of the local stock. That positioning can enhance competitiveness against older assets, while investors should still underwrite for selective system updates and contemporary finishes to maintain pricing power.
Tenure and demand depth (3-mile radius): Renter-occupied housing accounts for roughly one-third of units (about 33.5%). This renter concentration provides a meaningful tenant base without overexposure, supporting demand for quality multifamily product and helping stabilize occupancy across cycles.
Demographics and growth (3-mile radius): The local population and household counts have expanded over the last five years, with forecasts pointing to continued population growth and a sizable increase in households through 2028. These trends indicate a larger tenant base and potential renter pool expansion, which can support occupancy stability and absorption at market rents. High household incomes relative to national norms, paired with elevated home values, suggest a high-cost ownership market that tends to sustain multifamily demand and bolster lease retention.
Affordability context: Neighborhood home values trend in the upper national percentiles, and the value-to-income ratio sits high compared to most U.S. neighborhoods. At the same time, the neighborhood’s rent-to-income ratio is comparatively low, indicating lower affordability pressure for many renters and a constructive backdrop for renewals and steady collections.
Safety signals are mixed when viewed in context. Compared with 1,441 Los Angeles metro neighborhoods, this area’s crime rank sits in the lower half (rank around 1,058 of 1,441), indicating higher reported crime than many parts of the metro. Nationally, the neighborhood aligns closer to the lower percentiles for both violent and property offenses (around the 30s), so prudent security measures and resident-experience investments remain relevant for underwriting.
Trend-wise, property offense estimates have improved, with a notable year-over-year decline, which is constructive for perception and retention. Investors should calibrate operating plans to local conditions—lighting, access control, and community engagement—while monitoring ongoing trends as part of asset management.
Proximity to healthcare, life sciences, telecom, and insurance employers supports a diversified renter base and commuting convenience, which can aid leasing stability and retention for workforce-oriented units.
- AmerisourceBergen — pharmaceutical distribution (7.4 miles)
- Boston Scientific Neuromodulation — medical devices (8.5 miles)
- Charter Communications — telecom & media (15.6 miles)
- Thermo Fisher Scientific — life sciences (16.7 miles)
- Farmers Insurance Exchange — insurance (18.0 miles) — HQ
This 32-unit asset, built in 2001, is positioned against an older local stock, offering relative competitiveness with potential for selective value-add upgrades to sustain rent premiums. Neighborhood-level occupancy is strong, and high household incomes within a 3-mile radius, combined with elevated ownership costs, tend to reinforce multifamily demand and support lease retention. According to CRE market data from WDSuite, the area’s rent-to-income dynamics indicate comparatively lower affordability pressure, which is constructive for collections and renewals.
Forward-looking demographics within 3 miles point to continued population growth and a sizable increase in households, expanding the tenant base over the next five years. While amenity density is moderate and safety ranks trail many Los Angeles neighborhoods, recent improvement in property offense trends and proximity to diversified employers underpin a stable renter pool for well-operated assets.
- 2001 vintage offers a competitive edge versus older stock, with targeted modernization for continued pricing power.
- Strong neighborhood occupancy and high incomes support steady demand and retention.
- High-cost ownership market sustains renter reliance on multifamily housing.
- Expanding 3-mile population and households point to a larger tenant base over the next five years.
- Risks: safety ranks below many metro peers and amenity density is modest—plan for security and resident-experience investments.