| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14695 Parthenia St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1985 |
| Units | 60 |
| Transaction Date | 1997-09-24 |
| Transaction Price | $1,525,000 |
| Buyer | ORION LLC |
| Seller | AMERICAN SVGS BANK FA |
14695 Parthenia St, Panorama City Multifamily Investment
Neighborhood occupancy is strong and renter demand is durable, according to WDSuite’s CRE market data, supporting a stable income profile for a 60-unit asset in Los Angeles’ San Fernando Valley.
The property sits in Panorama City’s Urban Core, where amenity access is a clear advantage. The neighborhood ranks competitive among Los Angeles-Long Beach-Glendale neighborhoods (568 of 1,441 overall) with dense retail and daily-needs coverage — restaurants and grocery options are particularly abundant compared with national norms — which supports leasing velocity and retention for workforce tenants.
From an operations perspective, neighborhood occupancy is competitive among Los Angeles-Long Beach-Glendale neighborhoods (rank 287 of 1,441) and sits in the top quartile nationally, signaling steady absorption and fewer downtime gaps between turns. A high share of renter-occupied housing units in the neighborhood (69.7%) points to a deep tenant base and consistent multifamily demand rather than reliance on a thin pool of prospects.
Within a 3-mile radius, households have increased even as population edged lower over the last five years, indicating smaller household sizes and a broader renter pool entering the market. Forecasts show further gains in households alongside improving incomes, which should support occupancy stability and measured rent growth.
Home values in the neighborhood are elevated relative to incomes (high value-to-income ratios), characteristic of a high-cost ownership market in Los Angeles County. That dynamic typically reinforces renter reliance on multifamily housing and can aid lease retention and pricing power for well-managed assets.
The asset’s 1985 vintage is slightly newer than the neighborhood’s average construction year (1982). That positioning can be competitive versus older stock while still leaving room for targeted system upgrades and common-area refreshes to capture value-add upside.
Safety trends are comparatively favorable for the area. The neighborhood is competitive among Los Angeles-Long Beach-Glendale neighborhoods on crime (rank 415 of 1,441) and sits around the 74th percentile nationally for safety, which supports tenant retention and day-to-day livability without overpromising outcomes at the property level.
Recent data also show notable year-over-year declines in both property and violent offense rates in the neighborhood, according to WDSuite’s CRE market data. For investors, trend improvement reduces volatility risk, though prudent security and lighting upgrades should still be part of capital planning.
Proximity to major employers in media, telecom, insurance, and life sciences supports a wide commuter tenant base and helps stabilize leasing through cycles. The list below highlights nearby corporate offices that underpin steady demand.
- Charter Communications — telecommunications (6.5 miles)
- Radio Disney — media (8.2 miles)
- Disney — entertainment (8.8 miles) — HQ
- Thermo Fisher Scientific — life sciences (8.8 miles)
- Farmers Insurance Exchange — insurance (9.1 miles) — HQ
This 60-unit, 1985-vintage asset benefits from durable renter demand in Panorama City’s Urban Core. Neighborhood occupancy ranks competitive among Los Angeles-Long Beach-Glendale (287 of 1,441) and sits in the upper tier nationally, supporting income stability and limited downtime between turns. Within a 3-mile radius, households are rising even as population contracts, indicating smaller household sizes and a larger tenant base — a mix that typically supports consistent absorption for workforce housing. According to CRE market data from WDSuite, amenity access is strong and the area’s high-cost ownership landscape further reinforces reliance on rentals.
Investors should underwrite modest capital to modernize 1980s systems and finishes; this vintage is slightly newer than the neighborhood average, allowing for competitive positioning against older stock while leaving room for value-add. Key watch items include rent-to-income affordability pressure and uneven school quality, which call for attentive lease management and resident services to maintain retention.
- Competitive neighborhood occupancy and renter depth support stable cash flow
- 1985 vintage offers value-add upside through targeted upgrades
- Strong amenity density and proximity to job centers aid leasing velocity
- High-cost ownership market sustains multifamily demand and retention
- Risks: affordability pressure and school quality variability require active management