| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14726 Blythe St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 2011 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14726 Blythe St Panorama City Multifamily Investment
Neighborhood occupancy hovers in the mid-90s, signaling steady renter demand; according to WDSuite’s CRE market data, this submarket has maintained leasing resilience relative to broader Los Angeles volatility.
Panorama City’s Urban Core setting delivers everyday convenience with a dense mix of restaurants and groceries nearby. Neighborhood amenity access sits in the top quartile nationally for eateries and pharmacies, which supports resident retention and day-to-day livability, though limited park and childcare options may temper family-oriented appeal.
For investors, the neighborhood’s renter concentration is high — about 70% of housing units are renter-occupied at the neighborhood level — creating a deep tenant base and supporting multifamily absorption. The reported neighborhood occupancy rate of 94.6% is above many U.S. peers, reinforcing expectations for stable collections and lease continuity when managed prudently (neighborhood metrics, not property-specific).
Home values are elevated locally and the value-to-income ratio ranks among the top percentiles nationally, a high-cost ownership context that tends to reinforce reliance on multifamily housing and can support pricing power. At the same time, a rent-to-income ratio near 0.28 suggests some affordability pressure; investors should emphasize resident income screening and proactive lease management to sustain occupancy and limit turnover.
Within a 3-mile radius, recent demographic patterns show a modest population dip alongside an increase in households, indicating smaller household sizes and a more diversified renter pool. Forward-looking signals point to continued household growth, which can broaden the tenant base and support occupancy stability over the medium term, based on commercial real estate analysis from WDSuite. The neighborhood’s average construction year skews older (1970s era), positioning 14726 Blythe St’s 2011 vintage as competitively newer stock versus nearby alternatives.
Neighborhood safety indicators compare favorably: crime performance is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked against 1,441 metro neighborhoods) and sits around the 70th percentile versus neighborhoods nationwide, indicating comparatively safer conditions. Recent data also shows sharp year-over-year declines in both property and violent offense rates, a constructive trend to monitor rather than a guarantee.
Proximity to major media, insurance, and life sciences employers supports a broad renter base and commute convenience for workforce tenants. Nearby anchors include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications — corporate offices (6.3 miles)
- Radio Disney — corporate offices (7.7 miles)
- Disney — corporate offices (8.4 miles) — HQ
- Thermo Fisher Scientific — corporate offices (8.4 miles)
- Farmers Insurance Exchange — corporate offices (8.8 miles) — HQ
Built in 2011, this 29-unit asset is materially newer than the neighborhood’s 1970s-era average, offering competitive positioning versus older stock while allowing investors to focus capital planning on mid-life systems and selective upgrades that enhance rentability. According to CRE market data from WDSuite, the neighborhood maintains a roughly mid-90s occupancy rate and a high share of renter-occupied units, supporting demand depth and lease stability relative to many U.S. submarkets.
Within a 3-mile radius, households have been rising even as population edges down, implying smaller household sizes and a broader renter pool over time. Elevated ownership costs in the area reinforce reliance on multifamily housing, supporting pricing power when paired with thoughtful affordability monitoring. Amenity density is strong for daily needs, though weaker school ratings and limited parks/childcare access warrant tenant-profile alignment and asset programming.
- Newer 2011 vintage versus older neighborhood stock, supporting competitive positioning and moderate capex focus
- Mid-90s neighborhood occupancy and high renter-occupied share underpin leasing durability
- Strong amenity access and proximity to diverse employers bolster tenant retention
- High-cost ownership market supports rental demand and potential pricing power with prudent lease management
- Risks: softer school ratings, limited parks/childcare, and affordability pressure require targeted tenant strategy