| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Poor |
| Demographics | 46th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 27301 Camp Plenty Rd, Canyon Country, CA, 91351, US |
| Region / Metro | Canyon Country |
| Year of Construction | 1976 |
| Units | 101 |
| Transaction Date | 2003-01-23 |
| Transaction Price | $8,300,000 |
| Buyer | 27307 CAMP PLENTY LLC |
| Seller | DAVCAN LLC |
27301 Camp Plenty Rd Canyon Country Multifamily Investment
This 101-unit property built in 1976 operates in a neighborhood with 96.2% occupancy rates and above-average net operating income per unit. Strong household income growth and low rent-to-income ratios according to CRE market data from WDSuite suggest stable rental demand fundamentals.
Canyon Country represents an inner suburb neighborhood within the Los Angeles-Long Beach-Glendale metro, ranking in the top quartile nationally for amenity access with strong restaurant and grocery density. The area maintains a 96.2% neighborhood occupancy rate, ranking above the metro median among 1,441 neighborhoods, while median contract rents of $1,779 reflect competitive pricing within the broader market context.
Demographics within a 3-mile radius show a median household income of $110,797 with significant growth momentum - household income increased 35.8% over five years and is projected to reach $167,829 by 2028. Population growth of 13.1% over the past five years supports expanding rental demand, with households expected to increase 41.5% through 2028, indicating a larger tenant base for multifamily properties.
The property's 1976 construction year aligns with the neighborhood average, suggesting capital expenditure planning opportunities for value-add renovations and competitive positioning. With 71.1% of housing units owner-occupied within the 3-mile radius, elevated home values at a median of $623,507 can sustain rental demand by keeping households in the multifamily market longer.
Rent-to-income ratios remain manageable at 0.18, reducing affordability pressure and supporting lease retention. The neighborhood's B rating reflects solid fundamentals across housing, demographics, and amenity access, with school ratings averaging 3.0 out of 5 providing adequate educational infrastructure for family-oriented renters.
Property crime rates in the neighborhood rank in the lower third among Los Angeles metro neighborhoods, with an estimated rate of 862.6 incidents per 100,000 residents. However, recent trends show improvement with property crime declining 19.9% year-over-year, suggesting positive momentum in local safety conditions.
Violent crime rates remain relatively controlled at 80.7 incidents per 100,000 residents, though recent increases warrant monitoring. Investors should consider these safety metrics alongside other fundamentals when evaluating tenant retention and leasing velocity, particularly for family-oriented units given the neighborhood's household composition.
The Canyon Country area benefits from proximity to several major corporate employers, providing workforce housing opportunities for commuting professionals and supporting stable rental demand.
- Amerisourcebergen — pharmaceutical distribution (5.5 miles)
- Boston Scientific Neuromodulation — medical devices (6.6 miles)
- Thermo Fisher Scientific — life sciences (16.1 miles)
- Charter Communications — telecommunications (16.9 miles)
- Farmers Insurance Exchange — insurance — HQ (17.6 miles)
This 101-unit property built in 1976 presents value-add potential through targeted renovations while benefiting from strong neighborhood fundamentals. Occupancy rates of 96.2% at the neighborhood level demonstrate rental demand stability, while net operating income per unit averages $8,784, ranking in the 72nd percentile nationally. Commercial real estate analysis shows household income growth of 35.8% over five years with continued expansion projected through 2028, supporting rent growth potential and tenant retention.
The property's vintage aligns with neighborhood norms, creating opportunities for strategic capital improvements to capture upside in a market with rising household incomes and manageable rent-to-income ratios. Population growth within a 3-mile radius supports expanding renter pools, while elevated home values help sustain rental demand by maintaining barriers to homeownership for many households.
- Strong neighborhood occupancy at 96.2% indicates stable rental demand
- Household income growth of 35.8% over five years supports rent growth potential
- 1976 construction offers value-add renovation opportunities
- Proximity to major employers provides workforce housing appeal
- Risk: Recent violent crime increases require monitoring for tenant retention impact