| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 62nd | Good |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18071 Beneda Ln, Canyon Country, CA, 91351, US |
| Region / Metro | Canyon Country |
| Year of Construction | 1988 |
| Units | 30 |
| Transaction Date | 2014-03-17 |
| Transaction Price | $3,078,000 |
| Buyer | BERRY FAMILY TRUST |
| Seller | 18071 BENEDA LANE LTD |
18071 Beneda Ln Canyon Country Multifamily Investment
Strong neighborhood occupancy and high-income renter demand support stable leasing, according to WDSuite’s CRE market data. 1988 vintage suggests practical value-add opportunities to improve competitiveness versus newer local stock.
Canyon Country presents a suburban setting with steady renter demand drivers. Neighborhood-wide occupancy is exceptionally tight, ranking highest among 1,441 Los Angeles metro neighborhoods, which supports leasing stability. Median household incomes and home values sit in the upper national percentiles, reinforcing a high-cost ownership market that can sustain multifamily demand and retention.
Within a 3-mile radius, population and household counts have been rising and are projected to continue growing, expanding the tenant base for a 30-unit community. Renter-occupied housing comprises roughly a third of units in this radius, indicating a meaningful renter concentration that supports absorption and renewals for professionally managed properties.
Local amenity depth is mixed. Grocery access is moderate relative to national peers, while cafes, parks, and pharmacies are thinner in the immediate neighborhood. Average school ratings trend slightly above national midpoints, an attribute that can support family-oriented renter demand and longer tenancies. Median contract rents in the neighborhood track well above national norms, signaling pricing power for competitive product, while rent-to-income levels remain balanced enough to monitor but not extreme.
The property’s 1988 construction is older than the neighborhood’s average vintage (2000). For investors, that points to clear value-add and capital planning angles—upgrades to interiors, common areas, and systems can help the asset compete against newer stock while capturing renters who prefer more accessible monthly rents than newly built alternatives.
Safety indicators are mixed and should be underwritten carefully. The neighborhood’s crime rank places it below many Los Angeles metro areas (ranked 1,176 among 1,441), and national percentiles suggest safety that is below the national midpoint. Recent year-over-year movements show increases in both property and violent offense estimates; investors may want to account for appropriate security measures, lighting, and active management to support resident experience and lease retention.
Contextually, property offense levels approximate national mid-range, while violent offense measures track somewhat below national midpoints. As always, compare trends over time and consider submarket-level patterns rather than relying on block-specific assumptions.
Proximity to corporate offices supports a diversified employment base and commute convenience for renters, notably in pharmaceuticals, medical devices, telecommunications, and insurance.
- AmerisourceBergen — pharmaceutical distribution offices (6.7 miles)
- Boston Scientific Neuromodulation — medical devices (7.7 miles)
- Charter Communications — telecommunications (16.7 miles)
- Thermo Fisher Scientific — life sciences offices (17.1 miles)
- Farmers Insurance Exchange — insurance (18.5 miles) — HQ
This 30-unit, 1988-vintage asset in Canyon Country is positioned in a high-occupancy neighborhood with strong income fundamentals and elevated home values—conditions that typically reinforce renter reliance on multifamily housing and support renewal velocity. Based on commercial real estate analysis from WDSuite, neighborhood-wide occupancy ranks at the top of the Los Angeles metro, while 3-mile demographics point to population and household growth that expands the tenant base.
The vintage creates a straightforward value-add path: modernizing interiors and common areas can improve competitive positioning against newer nearby product while managing rent-to-income balance for retention. Amenity depth in the immediate area is moderate, and safety metrics are mixed, so underwriting should include appropriate OpEx for security and resident experience.
- Neighborhood-wide occupancy ranks highest among 1,441 Los Angeles metro neighborhoods, supporting leasing stability.
- 3-mile population and household growth expand the renter pool, backing absorption and renewals.
- High-cost ownership context underpins multifamily demand and pricing power for competitive product.
- 1988 vintage offers value-add potential through targeted renovations and systems upgrades.
- Risks: mixed safety trends and limited immediate amenity depth warrant active management and prudent CapEx/OpEx planning.