| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 71st | Best |
| Amenities | 92nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17900 Hiawatha St, Porter Ranch, CA, 91326, US |
| Region / Metro | Porter Ranch |
| Year of Construction | 2002 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
17900 Hiawatha St, Porter Ranch Multifamily Investment
Newer 2002 construction relative to the neighborhood s older stock positions this asset competitively, and, according to WDSuite s CRE market data, the surrounding neighborhood shows above-median occupancy with a deep renter base that supports steady leasing.
Porter Ranch s neighborhood scores competitively within the Los Angeles metro, ranking in the top quartile among 1,441 neighborhoods overall. Daily needs are well served: restaurants, groceries, cafes, pharmacies, and parks all index strong at the neighborhood level versus national peers, which typically supports resident convenience and renter retention.
The property s 2002 vintage is newer than the neighborhood s average construction year (measured across nearby properties), offering relative competitiveness versus older stock. Investors should still plan for selective modernization as systems age, but the later vintage generally supports leasing versus legacy assets.
Neighborhood housing dynamics are favorable for multifamily: a high share of housing units are renter-occupied (above most neighborhoods nationwide), indicating a deep tenant base and durable demand for apartments. Neighborhood occupancy performs above the metro median, reinforcing expectations for leasing stability rather than outsized volatility.
Within a 3-mile radius, recent years show slight population contraction alongside a modest increase in households, pointing to smaller household sizes and a stable to expanding renter pool. Projections indicate growth in households and rising incomes over the next five years, which can expand the tenant base and support rent levels as new renters enter the market, based on CRE market data from WDSuite.
Ownership costs in the surrounding area are elevated relative to incomes at the neighborhood level, which tends to sustain reliance on rental housing and can aid lease retention. Neighborhood-level net operating income performance ranks in the top decile nationally, signaling that comparable assets have supported solid operations in this area, though asset execution and management remain the primary drivers.
Neighborhood safety trends compare favorably. The area ranks strong within the Los Angeles metro (top quartile among 1,441 neighborhoods) and sits well above the national median, indicating comparatively lower crime exposure than many neighborhoods nationwide.
Year over year, estimated violent and property offense rates have improved materially at the neighborhood level, placing those trend improvements among the strongest nationally. While conditions can vary by block and over time, these comparative metrics suggest a supportive backdrop for resident retention and long-term operations.
A diversified white-collar employment base within commuting distance supports renter demand and retention, led by Thermo Fisher Scientific, Farmers Insurance Exchange, Charter Communications, AmerisourceBergen, and Radio Disney.
- Thermo Fisher Scientific corporate offices (6.3 miles)
- Farmers Insurance Exchange insurance (6.7 miles) HQ
- Charter Communications telecommunications (11.1 miles)
- AmerisourceBergen healthcare distribution (12.6 miles)
- Radio Disney media (12.8 miles)
This 45-unit asset s 2002 construction provides a competitive edge versus older neighborhood stock in Los Angeles County, while the surrounding neighborhood exhibits above-median occupancy and a high renter-occupied share that supports depth of demand. Elevated home values in the neighborhood context tend to reinforce reliance on multifamily housing, aiding retention and pricing discipline. According to CRE market data from WDSuite, amenity access is strong and neighborhood operating performance benchmarks rank among the nation s leaders, indicating a supportive setting for multifamily operations.
Within a 3-mile radius, households have inched higher despite modest population softness, and forecasts call for household growth with rising incomes factors that can expand the renter pool and support occupancy stability over time. Given the 2002 vintage, investors may find targeted value-add through interior upgrades and common-area refreshes to keep the asset competitive without the capex burden typical of much older buildings.
- Newer 2002 vintage versus neighborhood average, supporting competitive positioning with manageable modernization needs
- Above-median neighborhood occupancy and strong renter-occupied share underpin leasing stability
- High neighborhood ownership costs sustain rental demand and can aid retention and pricing power
- Amenity-rich location with national top-decile operating benchmarks, per WDSuite s CRE market data
- Risks: recent softening in neighborhood occupancy and macro sensitivity in Los Angeles warrant active asset management and conservative underwriting