| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14668 Nordhoff St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1990 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14668 Nordhoff St Panorama City Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite s CRE market data. Strong amenity density and a high share of renter-occupied units support leasing stability for a 41-unit asset in Los Angeles County.
The property sits in a B-rated Urban Core neighborhood within the Los Angeles-Long Beach-Glendale metro (ranked 568 of 1,441 metro neighborhoods). Occupancy in the surrounding neighborhood is strong and above metro medians (top quartile nationally by percentile), which typically supports steadier cash flow and lower downtime between turns. Renter-occupied housing is elevated locally, indicating a deep tenant base for multifamily product.
Amenity access is a clear strength: cafes and restaurants are dense (both in the high-90s national percentiles), grocery options are abundant (99th percentile nationally), and pharmacies are readily available (93rd percentile). Park space is limited (bottom percentile nationally), a factor to weigh when considering lifestyle amenities and positioning.
For investors assessing rent and affordability, median neighborhood contract rents sit above many U.S. neighborhoods while the rent-to-income ratio is elevated, suggesting affordability pressure that may require active lease management. In contrast, home values in the area are high relative to local incomes (value-to-income ratio in a high national percentile), which tends to reinforce reliance on rental housing and can sustain demand for well-located apartments.
The asset s 1990 construction is newer than the neighborhood s average vintage (1982), implying relative competitiveness versus older stock. That said, systems are over 30 years old, so modernization and capital planning can unlock value or protect positioning against newer deliveries.
Demographic statistics are aggregated within a 3-mile radius: while population has edged lower and is projected to decline modestly, household counts have been increasing and are forecast to rise further as average household size trends down. This shift typically expands the renter pool and can support occupancy stability even amid flat-to-soft population trends. Median household incomes have been growing and are projected to continue rising, which can underpin rent growth where product quality and management execution support it.
Safety indicators for the neighborhood compare favorably versus many areas in the region and nationwide. The neighborhood s crime rank places it above the metro median (ranked 415 out of 1,441 Los Angeles metro neighborhoods) and in a higher national safety percentile, indicating comparatively lower crime than many peer neighborhoods.
Recent trend data show notable year-over-year declines in both property and violent offense rates, pointing to improvement rather than deterioration. As always, investors should pair these high-level trends with site-specific diligence and operational measures appropriate for an urban Los Angeles location.
Nearby corporate offices contribute to a diversified employment base and commuter demand that supports retention in workforce and market-rate units. Key employers within a reasonable commute include Charter Communications, Radio Disney, Thermo Fisher Scientific, Disney, and Farmers Insurance Exchange.
- Charter Communications telecommunications (6.7 miles)
- Radio Disney media (8.5 miles)
- Thermo Fisher Scientific life sciences (8.9 miles)
- Disney entertainment (9.1 miles) HQ
- Farmers Insurance Exchange insurance (9.2 miles) HQ
14668 Nordhoff St offers exposure to a renter-heavy, amenity-rich pocket of Los Angeles where neighborhood occupancy trends sit above metro norms and in a strong national percentile. The property s 1990 vintage is newer than the area s average stock, supporting competitive positioning while leaving room for targeted renovations or system upgrades to enhance NOI. Elevated ownership costs in the area, combined with abundant nearby services and employment nodes, support durable multifamily demand.
Based on commercial real estate analysis using WDSuite s CRE market data, household counts within a 3-mile radius have been rising and are projected to continue increasing as household sizes decline, which can expand the tenant base even as population growth moderates. Affordability pressure (higher rent-to-income ratios) argues for disciplined revenue management, but the combination of strong occupancy, robust amenity density, and proximity to major employers underpins a resilient long-term thesis.
- Renter-heavy neighborhood with above-median occupancy supporting leasing stability
- 1990 construction offers competitive positioning with value-add/modernization upside
- High amenity density (food, grocery, pharmacies) enhances livability and retention
- Elevated ownership costs reinforce reliance on rental housing and depth of demand
- Risks: affordability pressure (higher rent-to-income), limited park access, and below-average school ratings