| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 69th | Good |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 22761 Vanowen St, West Hills, CA, 91307, US |
| Region / Metro | West Hills |
| Year of Construction | 2008 |
| Units | 36 |
| Transaction Date | 2014-03-24 |
| Transaction Price | $10,050,100 |
| Buyer | ALON WEST HILLS LLC |
| Seller | MANASSEH BUILDING GROUP INC |
22761 Vanowen St West Hills Multifamily Investment
Neighborhood occupancy is strong and stable, and elevated ownership costs in West Hills support durable renter demand, according to WDSuite’s CRE market data. Expect steady leasing fundamentals supported by limited rental stock and a broad commuter base across the western San Fernando Valley.
West Hills sits in the Los Angeles-Long Beach-Glendale metro with a neighborhood rating of B and an Inner Suburb profile. The local construction base skews older than this property (average vintage 1973), so 22761 Vanowen St’s 2008 delivery positions it competitively versus much of the surrounding stock for renters prioritizing newer buildings.
Occupancy at the neighborhood level is high (96.5%) and ranks in the top quintile nationally, signaling stable in-place demand and supporting pricing resilience through cycles, based on CRE market data from WDSuite. The share of housing units that are renter-occupied is modest locally (about one-fifth), which can constrain direct competition among multifamily assets and help sustain absorption when units turn.
Within a 3-mile radius, population and household counts have grown and are projected to continue expanding by 2028, indicating a larger tenant base over time. Median household incomes have risen, while rent levels have advanced, reinforcing the area’s ability to support quality assets without excessive affordability pressure. Elevated home values at the neighborhood level (high relative to national peers) suggest a high-cost ownership market, which typically sustains renter reliance on multifamily housing and can support lease retention.
Local amenities are mixed. Childcare density ranks at the top nationally, and grocery access is above average, which supports day-to-day livability for households. However, cafes, parks, and pharmacies are relatively sparse in the immediate neighborhood (measured against 1,441 Los Angeles metro neighborhoods), a factor investors should consider when positioning amenities and services on site.
Safety indicators compare favorably: the neighborhood’s crime profile sits around the 89th percentile nationally (safer than most areas across the country). Relative to the 1,441 Los Angeles metro neighborhoods, this places West Hills among competitive submarkets for stability-minded investors.
Recent trend data also point to notable year-over-year declines in estimated property and violent offense rates, according to WDSuite’s CRE market data. While safety can vary by block and over time, the directional improvement and above-average standing are constructive for tenant retention and leasing consistency.
The western San Fernando Valley draws from a diverse employment base that supports renter demand through commute convenience to major corporate offices. Nearby anchors include Farmers Insurance Exchange, Thermo Fisher Scientific, Occidental Petroleum, AECOM, and Live Nation Entertainment.
- Farmers Insurance Exchange — insurance (1.3 miles) — HQ
- Thermo Fisher Scientific — life sciences (1.8 miles)
- Occidental Petroleum — energy (13.8 miles) — HQ
- AECOM — engineering & infrastructure (15.0 miles) — HQ
- Live Nation Entertainment — entertainment (15.3 miles) — HQ
This 36-unit 2008 multifamily asset benefits from strong neighborhood occupancy and a high-cost ownership environment that underpins rental demand. Compared with the metro’s older average vintage, the property’s newer delivery enhances competitive positioning against older stock while leaving room for targeted modernization to drive rent premiums.
Within a 3-mile radius, population and households have expanded and are projected to continue growing by 2028, pointing to a larger renter pool and support for occupancy stability. Elevated incomes and rising contract rents suggest capacity for continued rent performance in line with broader Los Angeles trends, according to CRE market data from WDSuite, while limited rental concentration in the immediate neighborhood can reduce direct competitive pressure.
- Newer 2008 construction versus older neighborhood stock supports competitive positioning and potential renovation upside
- High neighborhood occupancy and growing 3-mile household base support leasing stability
- Elevated home values locally sustain reliance on rentals, aiding retention and pricing power
- Diversified employment nodes within 1–15 miles broaden the tenant base and reduce volatility
- Risk: limited nearby parks/cafes and a lower renter-occupied share may temper walkability appeal and near-term lease-up velocity