| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14618 Rayen St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1981 |
| Units | 24 |
| Transaction Date | 1994-08-09 |
| Transaction Price | $1,300,000 |
| Buyer | COAST FEDERAL BANK FSB |
| Seller | MUNOZ VIOLETA |
14618 Rayen St Panorama City Multifamily Investment
According to CRE market data from WDSuite, the neighborhood posts top-quartile occupancy and a high share of renter-occupied units, indicating durable leasing and steady demand at the submarket level. These indicators reflect neighborhood conditions rather than the property specifically.
Competitive among the 1,441 Los Angeles-Long Beach-Glendale neighborhoods overall (B-rated), this Urban Core location benefits from strong renter fundamentals. Neighborhood occupancy ranks in the top quartile locally, supporting stable cash flow potential for multifamily assets, per WDSuite. The share of housing units that are renter-occupied is also in the top quartile among 1,441 metro neighborhoods, pointing to a deep tenant base and consistent renewal prospects.
Daily convenience is a strength: restaurants and grocery options track in the high national percentiles, and cafes are comparatively dense as well. This accessibility can enhance resident retention and leasing velocity. Park coverage is limited in the immediate neighborhood, which may weigh on lifestyle appeal for some renters; investors can offset this with on-site amenities and targeted resident services.
Demographic statistics are aggregated within a 3-mile radius. Despite modest population contraction in recent years with further decline projected, household counts have increased and are forecast to rise meaningfully alongside smaller average household sizes. For multifamily, that dynamic typically broadens the renter pool and supports occupancy stability as more, smaller households seek rental options.
Ownership costs are elevated relative to incomes (high national value-to-income percentile), and neighborhood home values sit well above many areas nationally. In practice, a high-cost ownership market tends to reinforce reliance on rental housing, which can support pricing power and lease retention for professionally managed communities.
Local schools carry below-average ratings (around the lower national percentiles), which is a consideration for family-oriented demand. Even so, the broader amenity set and commuting access within Los Angeles help maintain renter interest among workforce and lifestyle segments.
Neighborhood safety compares favorably to many areas in the region, trending above the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods and around the upper national percentiles for overall safety, based on WDSuite data. Recent year-over-year trends show notable improvements in both property and violent offense rates at the neighborhood level.
As always, safety conditions vary by block and over time. Investors should validate on-the-ground patterns, but current directional data indicate the neighborhood is performing better than many metro peers with improving momentum.
Proximity to major media, telecom, insurance, and life sciences employers supports a broad commuter tenant base and can aid leasing stability for workforce-oriented multifamily. Highlighted nearby nodes include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications — telecom & media offices (6.5 miles)
- Radio Disney — media & entertainment offices (8.3 miles)
- Disney — media & entertainment (8.9 miles) — HQ
- Thermo Fisher Scientific — life sciences offices (9.0 miles)
- Farmers Insurance Exchange — insurance (9.2 miles) — HQ
The property’s neighborhood exhibits investor-friendly fundamentals: top-quartile occupancy within the Los Angeles metro, a deep pool of renter-occupied housing, and strong amenity access that can support renewal rates. High ownership costs relative to incomes suggest sustained reliance on rentals, which can underpin pricing power and reduce downtime between turns. Construction in 1981 points to potential value-add through unit and system modernization, enabling competitive positioning against newer product while planning for targeted capex.
According to CRE market data from WDSuite, recent safety and leasing indicators are favorable at the neighborhood level, while 3-mile demographics show rising household counts and smaller household sizes that typically expand the renter pool. Near-term risks include below-average school ratings and limited nearby park space, both manageable with amenity programming and asset-level enhancements.
- Top-quartile neighborhood occupancy and high renter concentration support leasing durability
- Elevated ownership costs bolster multifamily demand and pricing power
- 1981 vintage offers value-add upside via upgrades and selective capital planning
- Amenity-dense urban setting aids retention and broadens appeal
- Risks: limited park access and lower school ratings may narrow some family demand