| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14717 Nordhoff St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1985 |
| Units | 43 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14717 Nordhoff St, Panorama City CA Multifamily Thesis
Neighborhood occupancy is high and renter demand is durable, according to WDSuite’s CRE market data, supporting stable operations in this Los Angeles submarket.
Situated in Panorama City within the Los Angeles-Long Beach-Glendale metro, the property benefits from an Urban Core setting with a neighborhood rating of B (ranked 568 of 1,441 metro neighborhoods, competitive among Los Angeles neighborhoods). The area’s reported occupancy is 97.8%, indicating resilient leasing fundamentals and limited near-term supply slack at the neighborhood level, based on WDSuite’s commercial real estate analysis.
Local amenity density is a strength: grocery access ranks near the top of the metro and 99th percentile nationally, restaurant density also sits in the 99th percentile, and cafes are in the 97th percentile. Park access is limited (park density ranks last among 1,441 metro neighborhoods), which may matter for certain renter segments; investors should weigh this against the strong retail and daily-needs coverage. Average school ratings are modest (2.0/5, 37th percentile nationally), a consideration for family-oriented demand.
The property’s 1985 vintage is slightly newer than the neighborhood’s average 1982 construction year. That positioning can be competitive versus older stock while still warranting capital planning for systems modernization and targeted renovations to support rentability.
Tenure patterns point to a deep renter base: 69.7% of housing units are renter-occupied (ranked 181 of 1,441; above metro median), which supports demand for multifamily units and can aid occupancy stability. NOI per unit performance for the neighborhood sits in the 73rd percentile nationally, suggesting income potential is competitive relative to many U.S. neighborhoods, though outcomes vary by asset quality and management.
Within a 3-mile radius, households increased by about 3% over the past five years and are projected to expand further even as population trends soften, indicating smaller average household sizes and a broader renter pool over time. This shift can support leasing velocity and retention for well-positioned assets.
Ownership costs are elevated for the neighborhood (home values in the 84th national percentile and a high value-to-income ratio in the 96th percentile). In practice, a high-cost ownership market tends to sustain reliance on rental housing, reinforcing depth of demand and pricing power for competitive multifamily product. Median neighborhood contract rent is reported at $1,524 with a five-year increase around 29%; with a rent-to-income ratio near 0.31, affordability pressure exists and warrants proactive lease management and amenity-value alignment.
Safety indicators show mixed but improving dynamics. The neighborhood’s overall crime positioning sits around the 74th national percentile (safer than many neighborhoods nationwide), while property offense and violent offense levels align closer to mid-range national comparisons. Notably, recent one-year trend data indicates sharp declines in both property and violent offenses, placing the neighborhood’s improvement near the top of national peers.
At the metro scale (Los Angeles-Long Beach-Glendale), the area compares competitively among 1,441 neighborhoods, and the improving trajectory can support resident retention and leasing confidence. As with any Urban Core location, investors should underwrite standard security measures and monitor local trend updates.
Nearby employers span telecommunications, media and entertainment, life sciences, and insurance. This concentration of corporate offices within commuting range supports a broad renter workforce and can aid leasing stability for workforce-oriented multifamily.
- Charter Communications — telecommunications (6.8 miles)
- Radio Disney — media (8.6 miles)
- Thermo Fisher Scientific — life sciences offices (8.9 miles)
- Farmers Insurance Exchange — insurance (9.2 miles) — HQ
- Disney — entertainment (9.2 miles) — HQ
This 43-unit asset built in 1985 sits in a renter-heavy Urban Core neighborhood with reported occupancy near 97.8%, signaling durable leasing fundamentals. Elevated ownership costs (high national percentiles for home values and value-to-income) reinforce reliance on multifamily, while strong retail and daily-needs access enhance day-to-day livability. Based on CRE market data from WDSuite, the neighborhood’s income performance indicators are competitive nationally, and recent crime trends have improved, supporting renter sentiment.
Within a 3-mile radius, household counts have risen and are projected to continue increasing even as population growth moderates, implying smaller households and a broader tenant base over time. The 1985 vintage is slightly newer than neighborhood average, offering relative competitiveness versus older stock while leaving room for value-add upgrades to sustain rentability and manage operating costs. Affordability pressure (rent-to-income near 0.31) suggests careful lease management and amenity positioning will be important for retention.
- High neighborhood occupancy and strong renter concentration support stable demand
- Elevated ownership costs in the area bolster multifamily reliance and pricing power
- Amenity-rich urban context (groceries, restaurants, cafes) enhances leasing appeal
- 1985 construction offers competitive positioning with potential value-add modernization
- Risks: affordability pressure (rent-to-income), modest school scores, and limited park access require thoughtful tenant targeting and asset management