| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14662 Rayen St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1976 |
| Units | 22 |
| Transaction Date | 2023-09-01 |
| Transaction Price | $3,480,000 |
| Buyer | 14662 RAYEN STREET LLC |
| Seller | A AND J APARTMENTS INC |
14662 Rayen St, Panorama City Multifamily Investment
Stabilized renter demand and high neighborhood occupancy support consistent leasing, according to WDSuite’s CRE market data. The Urban Core location offers day-to-day convenience that can aid retention and reduce downtime between turns.
Panorama City’s Urban Core setting delivers strong daily convenience for renters. Grocery access is dense and cafes and restaurants are plentiful, placing the neighborhood in the upper national percentiles for amenities, while pharmacy access is also strong. Park access is limited, so on-site open space or nearby private amenities may matter for family-oriented renters.
Occupancy in the neighborhood is strong and has edged higher over the past five years, with performance that is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 287 out of 1,441, top quartile nationally by percentile). A high share of housing units are renter-occupied, indicating a deep tenant base that supports multifamily demand and leasing stability.
Construction in the immediate area skews slightly newer than this asset (average 1982 vs. property built 1976). That age gap suggests investors should plan for capital expenditures while also considering value-add and modernization to improve competitive positioning against nearby 1980s stock.
Within a 3-mile radius, households have grown despite a modest population decline, pointing to smaller average household sizes and a broader renting cohort. Median contract rents and neighborhood NOI per unit trend in the upper national range, reinforcing durable income potential, while elevated home values relative to incomes signal a high-cost ownership market that tends to sustain rental demand and support occupancy.
School ratings in the neighborhood average around 2.0 out of 5, which may temper appeal for some family renters; however, the amenity density and commute convenience remain notable strengths for workforce housing. Rent-to-income around 31% suggests some affordability pressure; proactive lease management and measured rent setting can help maintain retention.
Neighborhood safety indicators compare favorably overall: the area sits above national norms for safety (crime national percentile around the mid-70s), which is competitive among Los Angeles neighborhoods. Recent year-over-year data also show notable declines in both violent and property offense estimates, signaling an improving trend.
That said, safety can vary across blocks within any Urban Core area. Investors should evaluate micro-location patterns and property-level measures (lighting, access control, maintenance) to support resident comfort and lease stability over time.
Nearby corporate offices contribute to a diversified employment base and steady commuter demand, supporting renter retention for workforce-oriented units. Key employers within a practical drive include Charter Communications, Radio Disney, Thermo Fisher Scientific, Disney, and Farmers Insurance Exchange.
- Charter Communications — corporate offices (6.6 miles)
- Radio Disney — corporate offices (8.4 miles)
- Thermo Fisher Scientific — corporate offices (8.9 miles)
- Disney — corporate offices (8.9 miles) — HQ
- Farmers Insurance Exchange — corporate offices (9.2 miles) — HQ
14662 Rayen St is a 22-unit, 1976-vintage asset positioned in a renter-heavy Urban Core neighborhood where occupancy remains strong and amenity access is dense. Based on CRE market data from WDSuite, the area’s high renter concentration and above-metro occupancy performance point to a resilient tenant base that can support consistent collections and lower downtime between turns.
The property’s older vintage relative to nearby 1980s stock creates clear value-add pathways—interior upgrades, common-area refreshes, and systems modernization—to improve competitive standing. Within a 3-mile radius, household counts have increased and are projected to expand further even as household sizes trend smaller, which supports renter pool expansion and leasing stability. Elevated ownership costs in the neighborhood reinforce reliance on multifamily housing, though lease management should account for some affordability pressure and below-average school ratings when positioning for family renters.
- Strong neighborhood occupancy and high renter concentration support durable demand
- Amenity-rich Urban Core location aids retention and leasing velocity
- 1976 vintage offers value-add and capex-led upside versus 1980s peer stock
- Household growth within 3 miles and smaller household sizes expand the renter pool
- Risks: limited park access, below-average school ratings, and affordability pressure require careful lease and capital planning