| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8600 International Ave, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1972 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8600 International Ave, Canoga Park Multifamily with Durable Renters
Neighborhood occupancy is strong and broadly stable, according to WDSuite’s CRE market data, supporting consistent leasing for a 112-unit asset. Elevated ownership costs in Los Angeles County further reinforce renter reliance on multifamily housing in this submarket.
Situated in Canoga Park’s Urban Core, the property benefits from a renter-oriented neighborhood profile and high neighborhood occupancy (measured at the neighborhood level, not the property). Based on CRE market data from WDSuite, occupancy trends here are in the top quartile nationally, indicating steady tenant retention potential relative to many U.S. neighborhoods.
Local amenity access is anchored by everyday needs rather than lifestyle niches: grocery and pharmacy density rank among the strongest nationally, while parks and cafes are limited. For investors, that mix favors practical livability for working households, though it may reduce premium amenity-driven pricing leverage.
Tenure data indicate a high share of renter-occupied housing units—well over four-fifths—pointing to a deep existing tenant base and durable multifamily demand. Neighborhood housing metrics and NOI per unit trend above national medians, and the area’s overall neighborhood rating of B places it above the metro median among 1,441 Los Angeles neighborhoods, supporting competitive positioning for stabilized operations.
Within a 3-mile radius, demographic statistics show modest recent population growth with a larger increase in households and incomes, which supports a broader tenant pool over time. Looking ahead, forecasts indicate continued household growth even as household sizes trend smaller, which typically sustains leasing velocity and reduces exposure to vacancy risk for well-managed assets.
Home values are elevated versus national norms, creating a high-cost ownership market. That context generally supports multifamily demand depth and lease retention, though rent-to-income near one-third suggests some affordability pressure that owners should manage through disciplined renewals and unit mix strategy.
Safety indicators trend favorable compared with national benchmarks. Property-related offenses are in the top quartile for safety nationally, and violent-offense measures sit above the national median. Recent data also suggest notable year-over-year improvements. As always, investors should evaluate block-level patterns through on-the-ground diligence to complement metro and national comparisons.
The area draws from a diversified employment base that supports workforce housing demand and commute convenience, anchored by life sciences, insurance, energy, telecom, and entertainment employers listed below.
- Thermo Fisher Scientific — life sciences manufacturing (1.6 miles)
- Farmers Insurance Exchange — insurance (2.8 miles) — HQ
- Occidental Petroleum — energy (14.5 miles) — HQ
- Charter Communications — telecom & media (14.7 miles)
- Live Nation Entertainment — entertainment (15.6 miles) — HQ
Built in 1972, this 112‑unit asset offers scale in a renter-heavy pocket of Canoga Park with neighborhood occupancy in the top quartile nationally, according to CRE market data from WDSuite. The vintage is older than the neighborhood average, creating a clear value‑add path through targeted renovations and system upgrades while leveraging strong day‑to‑day demand.
Within a 3‑mile radius, household counts and incomes have been trending upward and are projected to expand further, supporting a larger tenant base and leasing stability. Elevated ownership costs in Los Angeles County reinforce reliance on rentals, though a rent‑to‑income ratio near one‑third argues for measured pricing and renewal strategies. Limited parks and cafe density may cap lifestyle premiums, but strong access to daily‑needs retail and diversified nearby employers help sustain occupancy.
- Top‑quartile neighborhood occupancy supports stable leasing and retention
- 1972 vintage presents value‑add and CapEx modernization opportunities
- High‑cost ownership market underpins multifamily demand depth
- Diversified nearby employers support workforce housing fundamentals
- Risks: affordability pressure near one‑third rent‑to‑income and limited park/cafe amenities may temper premium pricing