| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Poor |
| Demographics | 46th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 27301 Whites Canyon Rd, Canyon Country, CA, 91351, US |
| Region / Metro | Canyon Country |
| Year of Construction | 1978 |
| Units | 44 |
| Transaction Date | 2014-03-05 |
| Transaction Price | $7,212,572 |
| Buyer | CARMEL PALMS APARTMENTS LP |
| Seller | BALAJI PROPERTIES LP |
27301 Whites Canyon Rd Canyon Country Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above-average occupancy for the area, according to WDSuite’s CRE market data. Investor focus here centers on durable suburban tenancy supported by a broad employment base and a high-cost ownership market.
Rated B and positioned as an Inner Suburb within the Los Angeles-Long Beach-Glendale metro, the neighborhood ranks 539 out of 1,441 metro neighborhoods — competitive among Los Angeles neighborhoods. Amenity access is a relative strength, with the area’s amenity rank in the top quartile among 1,441 metro neighborhoods and nationally strong density of restaurants, groceries, cafes, and pharmacies supporting daily convenience.
Occupancy in the neighborhood is in the top quartile nationally, indicating stable leasing conditions and resident retention potential. Median contract rents track above national norms and have risen over the past five years, signaling consistent demand; current levels remain supportable given local income characteristics and a rent-to-income profile that is more manageable than many coastal submarkets. For investors conducting multifamily property research, these benchmarks help frame underwriting around achievable rents and renewal strategies.
The typical construction vintage nearby averages around 1980, while the subject was built in 1978. This slightly older vintage suggests planning for targeted capital improvements and interior updates to sharpen competitive positioning against newer stock; it may also offer value-add upside through selective renovations and systems modernization.
Tenure patterns point to an owner-leaning area at the neighborhood level, while within a 3-mile radius, roughly three in ten housing units are renter-occupied. This mix supports a stable but selective renter pool, with depth reinforced by a high-cost ownership market that sustains reliance on rental housing and can bolster lease retention.
Demographic statistics aggregated within a 3-mile radius show population and household counts have grown over the last five years and are projected to continue expanding. Rising median and mean incomes and a gradually smaller average household size point to a larger tenant base and ongoing absorption capacity for quality units, which can support occupancy stability and measured rent growth.
Schools in the area average around mid-range ratings nationally, offering family-friendly appeal for workforce households. Park access is limited within the immediate neighborhood, but day-to-day amenities score well versus both the metro and national landscape, supporting livability for residents.
Safety indicators are mixed and should be evaluated within a broader metro context. The neighborhood’s crime rank sits below the metro median (1,189 out of 1,441 Los Angeles neighborhoods), placing it in a weaker cohort relative to the region. Nationally, the area tracks below the median for safety, so prudent operational measures and security-conscious property management remain relevant considerations for underwriting.
Recent trends show property offenses declining year over year, while violent offense metrics trail national norms. Investors typically account for these dynamics through resident screening, lighting and visibility improvements, and coordination with local resources, with an emphasis on maintaining occupancy and retention.
Nearby corporate nodes provide a diversified employment base that supports renter demand and practical commute times, notably across pharmaceuticals, medical devices, life sciences, telecom, and insurance — the same employers listed below.
- AmerisourceBergen — pharmaceutical distribution (5.7 miles)
- Boston Scientific Neuromodulation — medical devices (6.8 miles)
- Thermo Fisher Scientific — life sciences (16.1 miles)
- Charter Communications — telecom (16.7 miles)
- Farmers Insurance Exchange — insurance (17.6 miles) — HQ
This 44-unit asset built in 1978 benefits from strong suburban fundamentals: top-quartile neighborhood occupancy nationally, amenity-rich surroundings, and an employment base that extends across pharmaceuticals, medical devices, life sciences, and telecom. The vintage invites targeted capital planning — from interiors to building systems — to enhance competitiveness against newer stock while capturing value-add upside. High-cost home values in the area reinforce renter reliance on multifamily, supporting pricing power with appropriate lease management.
Within a 3-mile radius, population, households, and incomes have increased and are projected to continue rising, pointing to a larger tenant base and sustained leasing velocity. According to CRE market data from WDSuite, neighborhood-level performance indicators — including occupancy and amenity access — compare favorably with national norms, while tenure patterns suggest a stable but selective renter pool that can support steady operations with focused asset management.
- Occupancy strength and amenity density support retention and consistent leasing.
- 1978 vintage offers value-add potential through targeted renovations and systems upgrades.
- High-cost ownership market underpins renter demand and measured pricing power.
- 3-mile growth in population, households, and incomes expands the renter pool.
- Risks: below-metro-average safety metrics and owner-leaning tenure require diligent operations and competitive positioning.