| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 58th | Good |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 27606 Spencer Ct, Canyon Country, CA, 91387, US |
| Region / Metro | Canyon Country |
| Year of Construction | 2003 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
27606 Spencer Ct Canyon Country 48-Unit Multifamily
Neighborhood occupancy trends are elevated and steady, supporting income consistency for a 2003-vintage asset, according to WDSuite’s CRE market data.
This Canyon Country location rates B+ and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (489 of 1,441), signaling solid suburban fundamentals for multifamily. Neighborhood occupancy is above national norms, which can support leasing stability and limit downtime between turns. Median contract rents in the area trend in the higher tier for the region, so underwriting should balance pricing power with renter affordability.
Within a 3-mile radius, demographics point to a larger tenant base ahead, with population and household counts projected to grow while incomes rise. The renter-occupied share sits around one-third of housing units, indicating a meaningful, though not dominant, renter concentration that can support multifamily demand without oversaturation.
Ownership remains a high-cost proposition relative to incomes in this part of Los Angeles County, and elevated home values tend to sustain reliance on rental options—supportive of tenant retention and occupancy for well-positioned properties. Average school ratings land modestly above the national midpoint, and everyday services like groceries, pharmacies, parks, and childcare are accessible, though dining density is not a major draw; this aligns with a primarily residential, commuter-friendly profile.
The subject property’s 2003 construction is newer than the neighborhood’s typical vintage, which can help it compete against older stock; investors should still plan for modernization of finishes and systems over the hold to preserve leasing momentum.
Safety indicators show a mixed picture relative to national benchmarks: the neighborhood sits below the national median for safety overall, but recent data reflects a decline in property offenses year over year, suggesting improving trends. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s crime position ranks 1,058 out of 1,441, placing it below the metro average; nationally it aligns closer to the lower-middle range.
Investors typically manage this profile with standard measures—lighting, access control, and resident engagement—while underwriting to neighborhood-level comparables rather than block-by-block assumptions.
Nearby employment anchors including AmerisourceBergen, Boston Scientific Neuromodulation, Charter Communications, Thermo Fisher Scientific, and Farmers Insurance Exchange provide diversified white-collar and life sciences jobs within commutable distance—supporting renter demand, retention, and lease-up durability.
- AmerisourceBergen — pharmaceuticals distribution (7.5 miles)
- Boston Scientific Neuromodulation — medical devices (8.6 miles)
- Charter Communications — telecommunications (15.7 miles)
- Thermo Fisher Scientific — life sciences (16.9 miles)
- Farmers Insurance Exchange — insurance services (18.2 miles) — HQ
Positioned in a B+ suburban neighborhood with above-median occupancy and high home values, this 48-unit asset benefits from sustained renter reliance on multifamily housing and a stable leasing backdrop. The 2003 vintage is competitive versus older local stock, with scope for targeted upgrades to capture demand while maintaining operating efficiency. Within a 3-mile radius, projections point to population and household growth alongside rising incomes—factors that typically translate into a larger renter pool and support for occupancy stability.
Based on CRE market data from WDSuite, neighborhood rents transact toward the higher end of the market, which can underpin revenue but warrants prudent affordability and retention strategies. Amenity access skews to essential services over destination dining, reinforcing a residential profile suited to workforce and family renters who value commutability to nearby employers.
- Newer 2003 construction relative to area stock supports competitive positioning with manageable modernization needs
- Above-median neighborhood occupancy and high-cost ownership market bolster tenant retention and leasing stability
- 3-mile projections indicate growth in households and incomes, expanding the local renter base over time
- Proximity to diversified employers (pharma, medical devices, telecom, insurance) supports steady demand
- Risks: higher rent levels require careful affordability management; safety ranks below metro average; limited dining density may narrow lifestyle appeal