| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 54th | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18005 Grace Ln, Canyon Country, CA, 91387, US |
| Region / Metro | Canyon Country |
| Year of Construction | 1999 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
18005 Grace Ln, Canyon Country Multifamily Investment
Neighborhood fundamentals point to durable renter demand with occupancy around 92%, according to WDSuite’s CRE market data. Positioning benefits from a strong local renter base and steady income characteristics for a 30-unit asset in Los Angeles County.
The property sits within an Urban Core neighborhood in the Los Angeles-Long Beach-Glendale metro that rates B- overall, signaling balanced strengths for multifamily. Neighborhood-level NOI per unit trends in the top decile nationally, indicating income performance that compares favorably to many U.S. neighborhoods, based on CRE market data from WDSuite. Occupancy at the neighborhood level is near the national middle, suggesting stable but competitive leasing conditions.
Renter concentration is high at the neighborhood scale, with about 60% of housing units renter-occupied (top decile nationally). For investors, that depth of renter-occupied stock typically supports a steady tenant pipeline and reduces leasing volatility, while still requiring attention to asset differentiation to sustain pricing power.
Within a 3-mile radius, demographics show population growth over the last five years with further expansion forecast by 2028, alongside strong gains in both median and mean household incomes. That combination expands the potential renter pool and supports rent levels over time. Household growth outpacing population suggests slightly smaller average household sizes and more households in the market for rental housing. Neighborhood schools score modestly above national averages, and local housing indicators rank in the top quartile nationally, reinforcing general livability for families and working households.
Daily needs are serviceable: grocery access and restaurants rank well above national norms, while parks, pharmacies, and cafes are limited within the immediate neighborhood footprint. For multifamily operations, that mix implies reliable convenience retail nearby with some lifestyle amenities reached by short drives rather than walking. Home values are elevated for the area relative to incomes, which typically sustains reliance on rental options and can aid lease retention, while a rent-to-income profile near one quarter points to watchpoints around affordability and renewal strategy.
Safety metrics are mixed when viewed against national benchmarks. Overall crime levels track close to the national midpoint (51st percentile nationally), while violent crime sits below national safety percentiles and property crime is weaker relative to national peers. Importantly, both violent and property offense rates show notable year-over-year improvement, placing the pace of decline in the upper quartile nationally, according to WDSuite’s data.
For investors, the takeaway is directional: recent momentum in offense-rate reductions is constructive, but day-to-day risk management should incorporate standard measures (lighting, access control, and community engagement) consistent with submarkets that test near the national middle on safety.
Proximity to a diversified employment base supports renter demand and commute convenience, led by healthcare and life sciences, telecom, and insurance offices: AmerisourceBergen, Boston Scientific Neuromodulation, Charter Communications, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- AmerisourceBergen — healthcare distribution (7.1 miles)
- Boston Scientific Neuromodulation — medical devices (8.2 miles)
- Charter Communications — telecom services (15.9 miles)
- Thermo Fisher Scientific — life sciences (16.6 miles)
- Farmers Insurance Exchange — insurance (17.9 miles) — HQ
Built in 1999, the asset is newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while leaving room for selective modernization of interiors and building systems to drive rent premiums. Neighborhood-level income performance is strong (top decile nationally for NOI per unit), while occupancy sits around the national middle and has softened over five years, indicating the need for active leasing and amenity-driven differentiation, per WDSuite’s commercial real estate analysis.
The surrounding 3-mile radius shows population growth, rising household counts, and substantial income gains historically with further increases forecast through 2028. Elevated ownership costs in the area reinforce renter reliance on multifamily housing, supporting tenant retention and pricing discipline, while a rent-to-income profile near one quarter suggests close attention to renewal strategies and unit mix. Overall, fundamentals point to a stable demand base with value-add potential through targeted upgrades and disciplined operations.
- 1999 vintage — competitive versus older stock, with targeted renovation upside
- Strong neighborhood income profile (top decile NOI per unit) supports durable cash flow potential
- Growing 3-mile renter pool and rising incomes underpin leasing and rent levels
- Elevated ownership costs sustain rental demand and aid retention
- Risks: occupancy has trended lower; amenity gaps (limited parks/cafes) require asset-level differentiation and active management