| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 56th | Good |
| Amenities | 24th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9035 Topanga Canyon Blvd, West Hills, CA, 91304, US |
| Region / Metro | West Hills |
| Year of Construction | 1978 |
| Units | 59 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9035 Topanga Canyon Blvd, West Hills Multifamily Investment
Neighborhood occupancy remains in the high-90s, supporting stable cash flow potential for a 59-unit asset in an inner-suburban Los Angeles location, according to CRE market data from WDSuite. Elevated local incomes and a high-cost ownership market indicate durable renter demand at the neighborhood level rather than at the property level.
Situated in an Inner Suburb of Los Angeles, the neighborhood posts an above-median occupancy rate among metro peers and sits in the top quartile nationally, per WDSuite. Median contract rents are also high relative to national benchmarks, while rent-to-income is moderate for the area — a mix that can support retention and pricing discipline. Note that these metrics reflect the neighborhood, not the property.
The property s 1978 vintage is older than the neighborhood s average construction year (2003). For investors, that typically points to capital planning and potential value-add through unit renovations, system upgrades, and curb appeal improvements to compete against newer stock.
Within a 3-mile radius, demographics show a broadly stable population over the past five years, rising household counts, and a shift toward smaller household sizes in coming years. Renter-occupied housing represents roughly half of units in this radius, signaling a deep tenant base and steady multifamily demand.
Local living conveniences skew mixed: amenities score below national medians (amenities around the 24th percentile), with limited walkable café and grocery options. Average school ratings trend below national medians as well. For underwriting, this typically emphasizes positioning as car-oriented, workforce-friendly housing with convenience to employment corridors rather than walk-to-retail fundamentals.
Based on WDSuite s neighborhood safety indicators, the area compares favorably to neighborhoods nationwide, landing in the upper tiers for lower violent incident rates (top decile nationally). Property crime benchmarks track better than the national midpoint, and recent year-over-year trends indicate meaningful improvement. These are neighborhood-level readings and should be paired with property-specific diligence.
Within the Los Angeles metro (1,441 neighborhoods), the area performs above the metro average on several safety measures, making it competitive among Los Angeles neighborhoods from a comparative risk perspective. Still, block-level conditions can vary, so investors should validate with on-the-ground checks and recent police blotter data.
Nearby employers span life sciences, insurance, healthcare distribution, telecommunications, and energy, supporting a diversified renter base and commute convenience for workforce tenants. Listed below are representative anchors by proximity.
- Thermo Fisher Scientific life sciences (1.5 miles)
- Farmers Insurance Exchange insurance (3.4 miles) HQ
- AmerisourceBergen healthcare distribution (14.2 miles)
- Charter Communications telecommunications (15.1 miles)
- Occidental Petroleum energy (15.2 miles) HQ
9035 Topanga Canyon Blvd offers scale at 59 units with average floor plans around 632 sq. ft., positioned in a neighborhood showing high occupancy and strong income levels. According to CRE market data from WDSuite, neighborhood occupancy sits in the top quartile nationally, and ownership costs are elevated relative to incomes, which tends to reinforce reliance on multifamily rentals. The 1978 vintage is materially older than nearby stock, creating a clear value-add path through interior modernization and building systems upgrades to stay competitive with early-2000s product in the submarket.
Within a 3-mile radius, households have been increasing and are projected to expand meaningfully even as average household size declines — dynamics that can widen the renter pool and support leasing velocity. Amenity density is thinner and school ratings trail national medians, suggesting a car-oriented value proposition anchored by access to major employment nodes rather than walkable retail. Underwriting should balance these fundamentals with prudent reserves for capital improvements and a focus on tenant retention.
- High neighborhood occupancy and strong incomes support stable renter demand
- Elevated ownership costs in the area bolster multifamily reliance and pricing power
- 1978 vintage creates value-add potential through renovations and system upgrades
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: thinner amenity density, below-median school ratings, and capex needs for older plant