| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8900 Topanga Canyon Blvd, Canoga Park, CA, 91304, US |
| Region / Metro | Canoga Park |
| Year of Construction | 1977 |
| Units | 116 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8900 Topanga Canyon Blvd, Canoga Park Multifamily Investment
Neighborhood fundamentals indicate steady renter demand and high occupancy, according to WDSuite’s CRE market data, with elevated ownership costs supporting rental reliance. Investors should balance income potential with careful lease management in a high-demand Los Angeles submarket.
This Urban Core pocket of Canoga Park benchmarks above the metro median overall (B rating) and is competitive on amenities among 1,441 Los Angeles neighborhoods. Daily-needs access is a strength with strong national standing for grocers, pharmacies, and restaurants, while parks and cafes are thinner locally—an amenity gap to consider in marketing and resident-experience planning.
Neighborhood occupancy sits in the top quartile across the Los Angeles metro, pointing to resilient leasing and reduced downtime. The share of housing units that are renter-occupied is in the low-80s, signaling a large, durable tenant base for multifamily. Median contract rents outpace national norms and have advanced in recent years, supporting revenue potential but warranting attention to rent-to-income ratios for retention.
Within a 3-mile radius, households have grown and are projected to rise further even as average household size declines—patterns that usually expand the renter pool and support occupancy stability. Income measures in the same radius have climbed meaningfully, and with a high-cost ownership market relative to national benchmarks, rental housing tends to maintain strong appeal and lease-up velocity. These dynamics align with WDSuite’s commercial real estate analysis showing neighborhood-level NOI per unit compares favorably to national peers.
Vintage note: built in 1977, the asset is slightly older than the neighborhood average. Investors should expect targeted capital planning—mechanicals, common areas, and interior updates—to reinforce competitive positioning against newer supply and to capture value-add upside where feasible.
Crime benchmarks compare favorably: the neighborhood ranks in the top quartile for lower crime among 1,441 Los Angeles metro neighborhoods and places in a stronger safety percentile nationally than many urban peers. Recent readings indicate notable year-over-year declines in both property and violent offenses, strengthening the operational backdrop.
While property-level conditions can vary, the comparative trend supports tenant retention and reduces volatility risk relative to lower-ranked locations. Investors should still underwrite on-site security practices and immediate street context.
The area benefits from proximity to diversified employment centers that support workforce housing demand and commute convenience, including life sciences, insurance, pharmaceutical distribution, telecommunications, and energy—specifically Thermo Fisher Scientific, Farmers Insurance Exchange, AmerisourceBergen, Charter Communications, and Occidental Petroleum.
- Thermo Fisher Scientific — life sciences (1.5 miles)
- Farmers Insurance Exchange — insurance (3.2 miles) — HQ
- AmerisourceBergen — pharmaceutical distribution (14.4 miles)
- Charter Communications — telecommunications (15.0 miles)
- Occidental Petroleum — energy (15.0 miles) — HQ
8900 Topanga Canyon Blvd sits in a renter-heavy Los Angeles neighborhood with top-quartile occupancy and favorable national positioning for daily-needs amenities. According to CRE market data from WDSuite, neighborhood NOI per unit outperforms most areas nationally, and elevated home values in the vicinity reinforce reliance on rental housing—supportive for lease retention and pricing power when paired with disciplined management.
Built in 1977, the property may benefit from value-add renovations to systems, common spaces, and interiors to stay competitive against newer stock. Within a 3-mile radius, rising household counts alongside shrinking household sizes point to a larger tenant base over time, though investors should plan for affordability pressure management as rents and incomes continue to recalibrate.
- Renter-occupied concentration and top-quartile neighborhood occupancy support stable leasing
- High-cost ownership market sustains multifamily demand and can aid retention
- 1977 vintage presents value-add potential through selective renovations
- Risk: affordability pressure and thinner park/café mix require careful lease and amenity strategy