| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14602 W Vincennes St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1988 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14602 W Vincennes St Panorama City 120-Unit Multifamily
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite s CRE market data. The area s renter-occupied housing share and strong amenity density support leasing durability for a 120-unit asset.
Situated in Panorama City, Los Angeles County, the property benefits from an Urban Core neighborhood with a B rating and occupancy that performs in the top quartile nationally. Based on CRE market data from WDSuite, the neighborhood s renter-occupied share is high, indicating a deep tenant base that tends to support leasing stability for multifamily assets.
Amenity density is a clear strength: restaurant and grocery access rank near the top of national comparisons, and the broader amenity mix is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 244 out of 1,441, i.e., above the metro median). This concentration of daily-needs retail and services typically underpins resident convenience and reduces turnover risk.
Schools in the area trend below national averages (average rating around 2.0 out of five), which may require positioning toward value-conscious households and workforce tenants rather than school-driven demand. Still, the neighborhood s diverse demographics and proximity to employment nodes help sustain a broad renter pool.
The property s 1988 vintage is slightly newer than the neighborhood s average construction year (1982). Investors should expect competitive positioning versus older stock while planning for targeted modernization or system updates to enhance rentability and extend asset life.
Within a 3-mile radius, recent years show modest population contraction alongside growth in the number of households and a forecast for materially more households by 2028. This pattern suggests smaller household sizes and a potentially expanding renter pool, which can support occupancy and absorption even if overall population growth is muted.
Home values are elevated relative to local incomes (high value-to-income ratio), and ownership costs across Los Angeles remain high by national standards. That dynamic generally reinforces reliance on multifamily housing, supporting tenant retention and pricing power, though rent-to-income levels warrant careful lease management to mitigate affordability pressure.
Safety indicators are mixed but show constructive movement. The neighborhood rates around the 74th percentile nationally for overall crime safety, with property and violent offense measures trending differently. Notably, year-over-year estimated offense rates show large declines, signaling improvement rather than deterioration.
Compared with Los Angeles-Long Beach-Glendale peers, crime ranks 415 out of 1,441 neighborhoods, indicating performance above the metro median. Investors should weigh these comparative strengths against block-level variability and continue to monitor trend data as part of underwriting and operations planning.
Nearby corporate employers provide a diverse white-collar employment base that supports renter demand and commute convenience for workforce and professional tenants. The list below highlights Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange within typical commuting distance.
- Charter Communications corporate offices (6.7 miles)
- Radio Disney corporate offices (8.7 miles)
- Disney corporate offices (9.2 miles) HQ
- Thermo Fisher Scientific corporate offices (9.3 miles)
- Farmers Insurance Exchange corporate offices (9.5 miles) HQ
This 120-unit, 1988-vintage asset in Panorama City is positioned in a high-amenity Urban Core neighborhood with strong occupancy and a large renter-occupied housing base. Elevated ownership costs in Los Angeles support ongoing reliance on rental housing, while household growth in the 3-mile area points to a larger tenant base even as overall population trends soften.
According to CRE market data from WDSuite, neighborhood occupancy outperforms national norms and the local amenity mix is above the metro median, supporting leasing stability and retention. Investors should plan for selective modernization to reinforce competitive positioning and manage affordability pressure via measured rent strategies.
- High-amenity Urban Core location supports retention and rentability
- Strong neighborhood occupancy and deep renter base underpin cash flow stability
- 1988 vintage offers relative competitiveness with room for targeted value-add
- Elevated ownership costs bolster multifamily demand versus for-sale alternatives
- Risks: below-average school ratings, mixed safety indicators, and affordability pressure require conservative underwriting