| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14690 Nordhoff St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1990 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14690 Nordhoff St Panorama City Multifamily Investment
Neighborhood occupancy is high and renter demand is deep for this 38‑unit asset, according to WDSuite’s CRE market data, supporting stable leasing conditions in Los Angeles’ Urban Core. Elevated ownership costs in the area reinforce multifamily reliance, while commercial real estate analysis points to steady tenant retention drivers.
Positioned in Panorama City’s Urban Core, the property benefits from a neighborhood rated B and above metro median fundamentals (rank 568 among 1,441 Los Angeles neighborhoods). Amenity access is a clear strength: restaurants and groceries index near the top nationally (both in the 99th percentile), with strong pharmacy (93rd) and cafe density (97th), according to WDSuite’s CRE market data. Limited park access, however, may temper outdoor recreation appeal.
Neighborhood occupancy stands high at 97.8% (neighborhood metric), landing in the 88th national percentile. Renter concentration is substantial, with 69.7% of housing units renter‑occupied (neighborhood metric and top decile nationally), indicating a large tenant base that can support leasing velocity and depth across unit types.
Home values are elevated (84th national percentile) and the value‑to‑income ratio ranks in the 96th percentile, signaling a high‑cost ownership market that tends to sustain rental demand and pricing power for well‑positioned multifamily. At the same time, the neighborhood’s rent‑to‑income ratio sits in a low national percentile, suggesting affordability pressure that warrants careful lease management and renewal strategies.
Within a 3‑mile radius, population dipped modestly over five years while household counts increased, and forecasts call for more households alongside smaller average household sizes. This pattern generally expands the renter pool and supports occupancy stability, particularly for practical unit mixes. Average school ratings trend below national midpoints, which may matter for family‑oriented leasing.
Vintage context: the asset’s 1990 construction is newer than the neighborhood’s average 1982 stock, improving competitive positioning versus older comparables; investors should still plan for selective system modernization or common‑area refresh to support retention and rent trade‑outs over the hold.
Safety indicators compare favorably at the national level: overall crime sits around the 74th percentile nationally (higher percentile indicates safer relative conditions). Property offenses trend mid‑range (56th percentile), while violent‑offense measures are closer to national midpoints (43rd percentile). Recent year‑over‑year estimates show notable declines in both violent and property offenses, among the strongest improvements nationally, based on WDSuite’s data.
Compared with Los Angeles metro neighborhoods (1,441 total), recent trends position the area as competitive rather than a clear outlier. As always, investors should underwrite with property‑level measures in mind—lighting, access control, and onsite management—to maintain resident confidence and retention.
Proximity to major corporate offices supports a diversified employment base and commute convenience for renters, helping stabilize leasing and renewals. Notable nearby employers include Charter Communications, Radio Disney, Thermo Fisher Scientific, Disney, and Farmers Insurance Exchange.
- Charter Communications — corporate offices (6.7 miles)
- Radio Disney — corporate offices (8.5 miles)
- Thermo Fisher Scientific — corporate offices (9.0 miles)
- Disney — corporate offices (9.1 miles) — HQ
- Farmers Insurance Exchange — corporate offices (9.2 miles) — HQ
This 38‑unit, 1990‑vintage asset in Panorama City aligns with durable renter demand fundamentals: a high neighborhood occupancy rate, strong amenity access, and a renter‑heavy housing stock support leasing depth and renewal potential. Elevated ownership costs in Los Angeles reinforce reliance on multifamily, while the property’s newer‑than‑area vintage offers a competitive edge versus older stock, with targeted modernization likely to enhance rent positioning. According to CRE market data from WDSuite, neighborhood metrics trend above metro medians, and 3‑mile demographics point to rising household counts and smaller household sizes—conditions that can broaden the tenant base and support occupancy stability.
Key underwriting considerations include household affordability pressure, below‑average school ratings for family renters, limited park access, and vigilance on safety measures despite favorable national comparisons. Prudent capital planning focused on common‑area, curb appeal, and in‑unit updates should position the asset to capture steady demand while managing renewal risk.
- High neighborhood occupancy and deep renter base support leasing stability
- Newer‑than‑area vintage (1990) offers competitive positioning with value‑add upside
- Elevated ownership costs sustain multifamily demand and pricing power
- 3‑mile outlook shows more households and smaller sizes, expanding the renter pool
- Risks: affordability pressure, lower school ratings, limited parks, and ongoing safety management