| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 43rd | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 27077 Hidaway Ave, Canyon Country, CA, 91351, US |
| Region / Metro | Canyon Country |
| Year of Construction | 1986 |
| Units | 67 |
| Transaction Date | 2013-10-17 |
| Transaction Price | $9,776,500 |
| Buyer | LING PAUL S |
| Seller | HIDAWAY 67 LTD |
27077 Hidaway Ave, Canyon Country Multifamily Opportunity
High neighborhood occupancy near 99% supports stable leasing and retention, according to WDSuite’s CRE market data, with renter demand reinforced by local employment access and suburban fundamentals.
Canyon Country functions as an inner-suburban node within the Los Angeles-Long Beach-Glendale metro, offering everyday convenience and family-oriented demand drivers. Amenity density for restaurants, groceries, and pharmacies rates competitive among the metro’s 1,441 neighborhoods and sits in the upper tiers nationally, signaling strong daily-needs access that supports leasing velocity and renewal potential.
Neighborhood occupancy is competitive among Los Angeles-Long Beach-Glendale neighborhoods and in the top decile nationally, indicating a tight local rental market that can underpin pricing discipline. Renter concentration is roughly three in ten housing units, which points to a meaningful but not dominant renter base; for multifamily owners, this typically translates to steady demand from households seeking well-managed rental options without excessive supply from large clusters of rentals.
Within a 3-mile radius, demographic indicators point to a larger tenant base over time: recent years show solid population and household growth, and forecasts call for continued expansion alongside rising household incomes. This growth backdrop generally supports occupancy stability and absorption for quality units, especially those positioned for families and working professionals.
Ownership costs are elevated in context of national comparables, while local rents trend above national medians; together, this setup tends to sustain reliance on rental housing and can aid lease retention for professionally managed properties. Notably, school ratings are below national medians and park access is limited within the immediate neighborhood, factors to consider in positioning and amenity programming. Overall neighborhood performance is above the metro median, with a B+ rating reflecting balanced livability and investment appeal.
Safety indicators benchmark below the national median, and the neighborhood’s rank places it below the metro average among 1,441 Los Angeles-Long Beach-Glendale neighborhoods. That said, recent data shows property and violent incident rates trending modestly lower year over year, suggesting incremental improvement rather than a clear structural shift.
For investors, the takeaway is to underwrite with conservative assumptions, emphasize on-site management and visibility features, and leverage resident screening and lighting/camera packages that align with current operating norms in comparable inner-suburban Los Angeles submarkets.
The area draws from a diversified employment base spanning healthcare, life sciences, telecom, and insurance — a mix that supports commuter demand and day-to-day leasing stability for workforce-oriented units. Nearby anchors include AmerisourceBergen, Boston Scientific Neuromodulation, Thermo Fisher Scientific, Charter Communications, and Farmers Insurance Exchange.
- AmerisourceBergen — pharmaceutical distribution (5.96 miles)
- Boston Scientific Neuromodulation — medical devices (7.10 miles)
- Thermo Fisher Scientific — life sciences (16.01 miles)
- Charter Communications — telecom & cable (16.41 miles)
- Farmers Insurance Exchange — insurance (17.47 miles) — HQ
27077 Hidaway Ave offers exposure to a tight suburban rental market where neighborhood occupancy is competitive within the Los Angeles metro and strong nationally. Within a 3-mile radius, recent and projected population and household growth point to a larger tenant base and support for absorption. Elevated home values in the area tend to sustain renter reliance on multifamily housing, while rents and rent-to-income dynamics imply manageable affordability pressure that can aid retention and reduce turnover volatility.
Built in 1986, the asset likely benefits from a functional vintage relative to local stock while presenting room for targeted upgrades to enhance rent positioning and operating efficiency. According to CRE market data from WDSuite, local fundamentals — including amenity access and high neighborhood occupancy — are supportive of stable operations, with the primary considerations being below-median school ratings, limited nearby park access, and the need to manage safety and capex proactively.
- Tight neighborhood occupancy supports pricing discipline and lease retention.
- Expanding 3-mile population and households indicate a growing renter pool and absorption support.
- Elevated ownership costs reinforce demand for quality rentals and reduce move-out to ownership.
- 1986 vintage provides value-add potential through targeted interior and systems modernization.
- Key risks: below-median school ratings, limited park access, safety metrics below national median, and a smaller renter share than dense urban nodes.