| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14699 Rayen St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1980 |
| Units | 47 |
| Transaction Date | 1993-12-21 |
| Transaction Price | $760,000 |
| Buyer | KUMRA RAJESH |
| Seller | CALIFORNIA FEDERAL BANK FSB |
14699 Rayen St, Panorama City Multifamily Opportunity
Neighboring fundamentals point to steady renter demand and high neighborhood occupancy, according to WDSuite’s CRE market data. A predominantly renter-occupied area and dense amenities support leasing durability for a 47-unit asset.
The surrounding neighborhood in Panorama City rates a B and sits within Los Angeles’ Urban Core, where renter demand is reinforced by proximity to daily needs and services. Neighborhood occupancy is strong (near the top quartile nationally), supporting stable leasing conditions at the property level, based on CRE market data from WDSuite.
Amenities are dense by urban standards: grocery access and restaurants rank among the highest concentrations nationally, while pharmacies and cafes are also plentiful. Limited park access in the immediate area means green space is less of a draw, but everyday convenience remains a core strength that can aid retention.
The neighborhood skews heavily renter-occupied (roughly seven in ten housing units are renter-occupied), signaling a deep tenant base for multifamily. Median contract rents have risen over the past five years, while the local rent-to-income profile suggests some affordability pressure that owners should plan for in lease management and renewal strategies.
Within a 3-mile radius, households have grown in recent years and are projected to continue expanding even as average household size trends lower. This points to a larger renter pool over time, which can support occupancy stability and broaden the prospective tenant base. Average school ratings in the area are below metro leaders, which may affect family-oriented demand segments; investors may focus marketing on proximity to jobs and everyday amenities.
Safety indicators for the neighborhood are competitive versus many U.S. neighborhoods, with overall conditions around the top quartile nationally. Relative to Los Angeles peers (1,441 metro neighborhoods), the area performs above the metro median and has shown notable year-over-year declines in both property and violent offense rates, according to WDSuite’s market data.
As with any urban core location, conditions can vary by block and time of day. Investors should underwrite normal operating practices for access control and lighting, while recognizing that recent trend data indicates improvement rather than deterioration.
Nearby corporate offices create a broad employment base that supports renter demand and commute convenience, led by telecom, media, entertainment, life sciences, and insurance employers listed below.
- Charter Communications — telecom (6.6 miles)
- Radio Disney — media (8.4 miles)
- Thermo Fisher Scientific — life sciences (8.9 miles)
- Disney — entertainment (9.0 miles) — HQ
- Farmers Insurance Exchange — insurance (9.1 miles) — HQ
This 47-unit asset built in 1980 benefits from a neighborhood with high occupancy and a substantial share of renter-occupied housing, supporting demand depth and leasing stability. Elevated ownership costs in the area tend to sustain reliance on rental housing, while dense daily amenities bolster retention even as green space is limited. According to CRE market data from WDSuite, neighborhood performance sits above the metro median and in the stronger national quartiles on several renter-demand indicators, suggesting durable fundamentals.
Forward-looking demographics within a 3-mile radius indicate a growing household base and smaller average household sizes, which can expand the renter pool over time. Given the property’s vintage, investors may find value-add or systems modernization opportunities that enhance competitive positioning relative to older stock nearby while budgeting for targeted capital improvements.
- Strong neighborhood occupancy and high renter concentration support leasing durability
- Dense grocery, restaurant, and service amenities reinforce retention and everyday convenience
- Household growth and smaller household sizes within 3 miles point to a larger renter pool
- 1980 vintage offers potential value-add and systems upgrades to strengthen competitiveness
- Key risks: limited park access, below-average local school ratings, and affordability pressure requiring careful lease management