| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 58th | Good |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 27507 Spencer Ct, Canyon Country, CA, 91387, US |
| Region / Metro | Canyon Country |
| Year of Construction | 2003 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
27507 Spencer Ct Canyon Country 40-Unit Investment
Neighborhood occupancy is competitive within the Los Angeles metro and supported by high-income households, according to WDSuite’s CRE market data, positioning this asset for steady renter demand.
Located in Canyon Country within the Los Angeles-Long Beach-Glendale metro, the neighborhood posts an occupancy profile that is above national norms and competitive among Los Angeles neighborhoods (rank 464 of 1,441). Median contract rents benchmark in the 98th percentile nationally, signaling strong pricing power at the neighborhood level. Median home values also sit in a high-cost ownership market (92nd percentile nationally), which typically sustains reliance on multifamily rentals and can support retention.
Livability features are balanced for a suburban location: parks, pharmacies, and groceries index around the 60th–70th national percentiles, while restaurants are near the middle of the pack and cafés are limited. Average school ratings trend modestly above the national midpoint (61st percentile), supporting family-oriented renter demand. Childcare density scores in the 73rd percentile nationally, adding to everyday convenience for working households.
Demographics aggregated within a 3-mile radius show a growing tenant base: population is up roughly 11% since 2018, with households up about 9%, and projections indicate further expansion through 2028. Household incomes are strong, with a sizable share above $100,000, which helps absorb premium rents and supports occupancy stability. Renter-occupied housing accounts for about one-third of units, indicating a thinner but durable renter pool in an ownership-tilted area; for investors, this typically suggests steadier tenancy but requires disciplined leasing strategies to maintain velocity.
The 2003 vintage positions the property newer than the neighborhood’s average construction year (1988), offering relative competitiveness versus older stock. Investors should still plan for mid-life system updates and selective modernization to keep finishes and amenities aligned with renter expectations and to protect NOI.
Safety indicators are mixed. At the metro level, the neighborhood ranks below the Los Angeles-area median on crime (rank 1,058 of 1,441), and national comparisons place overall safety below the midpoint. However, property offenses have declined by roughly 21% year over year, a constructive trend that improves the near-term backdrop. Violent offense metrics remain below the national median and warrant continued monitoring as part of asset management.
The area draws from a diverse employment base spanning pharmaceuticals, medical devices, communications, and insurance, supporting commute convenience and renter retention for workforce and professional tenants. Nearby employers include AmerisourceBergen, Boston Scientific Neuromodulation, Charter Communications, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- AmerisourceBergen — pharmaceutical distribution (7.5 miles)
- Boston Scientific Neuromodulation — medical devices (8.6 miles)
- Charter Communications — telecommunications (15.7 miles)
- Thermo Fisher Scientific — life sciences (16.8 miles)
- Farmers Insurance Exchange — insurance (18.1 miles) — HQ
This 40-unit, 2003-built asset benefits from a high-cost ownership setting and strong neighborhood rent positioning, which together reinforce durable renter demand and pricing power. Neighborhood occupancy performs above national norms and is competitive within the Los Angeles metro, while a 3-mile radius shows population and household growth—expanding the tenant base and supporting lease-up and retention. Based on CRE market data from WDSuite, local incomes are robust and rent levels benchmark near the top nationally, indicating capacity to support premium positioning with thoughtful unit and amenity updates.
The vintage provides an edge versus older stock, though mid-life systems and finishes may need targeted capital to maintain competitiveness. The renter-occupied share is smaller in this ownership-leaning area, so disciplined marketing and renewals are important. Safety indicators trend below metro and national medians but show recent improvement in property offenses—factors to monitor within ongoing management and underwriting.
- Competitive neighborhood occupancy and top-tier rent positioning support revenue stability
- 2003 vintage offers relative advantage versus older stock with selective value-add upside
- 3-mile population and household growth expand the tenant base and aid retention
- High-cost ownership market reinforces reliance on rentals and pricing power
- Risks: below-median safety metrics and an ownership-tilted area necessitate active leasing and management