| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14540 Blythe St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1994 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14540 Blythe St Panorama City Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to CRE market data from WDSuite, with a high share of renter-occupied units and strong local amenities supporting leasing performance at the submarket level.
Situated in Los Angeles Long Beach Glendale, this Urban Core neighborhood carries a C+ rating and posts occupancy that is above the national median, per WDSuite. The area s renter-occupied share is high (about seven in ten housing units), signaling depth in the tenant base and generally supportive conditions for multifamily absorption and retention at the neighborhood scale.
The property s 1994 vintage is newer than the neighborhood s average construction year (1972). For investors, that typically means relatively competitive positioning versus older stock, with the caveat that targeted modernization and systems updates may still be warranted to meet current renter expectations.
Amenity access is a relative strength: restaurant and cafe density ranks competitive among 1,441 metro neighborhoods and sits in the top quartile nationally, while grocery and pharmacy access are also above national medians. By contrast, limited nearby parks and childcare options are weaker points investors should weigh when evaluating family-oriented demand. Average school ratings trend below national norms, which can modestly influence leasing velocity for households prioritizing K 12 quality.
Within a 3-mile radius, WDSuite data show households have increased even as population ticks down, reflecting smaller household sizes and a shift that can expand the renter pool. Median incomes have been rising, and rents have trended upward in recent years; together with a high-cost ownership market locally, this supports continued reliance on rental housing and can aid pricing power and lease retention for well-managed assets.
Safety indicators compare favorably in a broader context: the neighborhood is competitive among Los Angeles Long Beach Glendale communities (ranked in the stronger ~40% versus 1,441 neighborhoods) and around the 70th percentile for safety nationally, based on WDSuite s crime benchmarks. Recent WDSuite readings also indicate sharp year-over-year declines in both violent and property offense estimates, which is a constructive trend to monitor for tenant retention and leasing stability.
Proximate corporate employers provide a diversified white-collar employment base that can support renter demand and lease retention, including Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications telecommunications (6.2 miles)
- Radio Disney media (7.6 miles)
- Disney entertainment studios (8.2 miles) HQ
- Thermo Fisher Scientific life sciences (8.6 miles)
- Farmers Insurance Exchange insurance (8.9 miles) HQ
14540 Blythe St offers scale at 50 units and a 1994 vintage that stands newer than nearby housing stock, positioning the asset competitively versus older properties while leaving room for targeted value-add through interior refreshes and system modernization. Neighborhood occupancy trends sit above national medians and the renter-occupied share is high, indicating a deep tenant base that can underpin steady leasing. Elevated home values in the area reinforce reliance on rental housing, which can support pricing power for well-managed communities.
Within a 3-mile radius, households are increasing as average household size declines, pointing to a broader pool of renters even amid modest population contraction. Rent-to-income levels suggest manageable affordability pressure relative to many U.S. neighborhoods, aiding renewal prospects. According to CRE market data from WDSuite, local restaurant, cafe, and grocery access is strong, which helps with livability and long-term demand, while safety metrics have improved on a year-over-year basis.
- 1994 vintage outpaces neighborhood average, offering competitive positioning with scope for targeted upgrades
- Above-median neighborhood occupancy and high renter-occupied share support leasing stability
- Strong amenity access (restaurants, cafes, groceries) enhances renter appeal and retention
- Household growth within 3 miles and manageable rent-to-income levels expand the renter pool
- Risks: lower school ratings, limited parks/childcare access, and modest population decline to monitor