| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14740 Parthenia St, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1977 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14740 Parthenia St, Panorama City Multifamily Investment
Neighborhood-level occupancy sits in the top quartile nationally and renter concentration is very high, supporting stable demand according to WDSuite’s CRE market data.
Positioned in Panorama City within the Los Angeles metro, the property benefits from Urban Core fundamentals that skew favorable for workforce rentals. Neighborhood occupancy trends are in the top quartile nationally (ranked among 1,441 metro neighborhoods), while NOI per unit performance is above the national median, according to CRE market data from WDSuite. Taken together, these signals point to resilient leasing dynamics at the neighborhood level rather than at the property specifically.
Daily-life amenities are a relative strength: restaurants and cafes score in the mid‑90s percentiles nationally, with groceries also well above average. Pharmacy access is similarly strong. Park access is limited, which may modestly temper appeal for residents prioritizing green space, but proximity to retail and services helps maintain renter convenience and supports retention.
The median home value in this neighborhood sits in the upper national percentiles alongside a very high value‑to‑income ratio, indicating a high‑cost ownership market. For multifamily investors, this typically sustains reliance on rental housing and can support pricing power, though the neighborhood’s rent‑to‑income ratio implies affordability pressure that warrants active lease management and renewal strategies.
Vintage is relevant for capital planning: built in 1977, the asset is slightly older than the neighborhood’s average vintage (late‑1970s). Investors should expect ongoing systems maintenance and selective renovations; that age profile can also offer value‑add avenues versus newer stock. Tenure patterns show a high share of renter‑occupied housing units locally (top national percentile), signaling depth in the tenant base and supporting occupancy stability.
Demographic statistics are aggregated within a 3‑mile radius. Over the past five years, population edged lower while the number of households increased, a pattern consistent with smaller household sizes. Forward-looking data indicate further household growth alongside rising incomes, which expands the renter pool and supports demand even if overall population growth is muted.
Schools in the area rate below national averages, which may be a consideration for family‑oriented leasing strategies. Even so, the neighborhood’s broader housing score and amenity access remain above metro medians, keeping it competitive among Los Angeles neighborhoods for workforce‑oriented multifamily.
Neighborhood safety compares favorably in a national context: overall crime performance sits around the top quartile nationwide. Within the Los Angeles metro, the neighborhood ranks in the better tier (ranked against 1,441 neighborhoods), indicating comparatively lower reported crime than many peers.
Recent trend signals are constructive: both violent and property offense rates show notable year‑over‑year declines at the neighborhood level. While safety conditions can vary by block and over time, the directional improvements and comparatively strong national standing suggest a supportive backdrop for renter retention and leasing stability.
Proximity to a diversified set of corporate offices supports commuter convenience and broad renter demand, led by telecom, media, entertainment, life sciences, and insurance employers noted below.
- Charter Communications — telecom (6.6 miles)
- Radio Disney — media (8.3 miles)
- Thermo Fisher Scientific — life sciences (8.7 miles)
- Disney — entertainment (8.9 miles) — HQ
- Farmers Insurance Exchange — insurance (9.0 miles) — HQ
This 20‑unit, 1977 vintage asset aligns with a neighborhood that demonstrates above‑median NOI per unit and top‑quartile occupancy, supporting a case for durable cash flow at the neighborhood level. High renter concentration and a high‑cost ownership landscape deepen the tenant base and can reinforce pricing power, while amenity density (restaurants, cafes, groceries, pharmacies) supports day‑to‑day livability that aids retention. Based on commercial real estate analysis from WDSuite, these factors place the area competitively within the Los Angeles metro.
Investor focus should include targeted value‑add and capital planning consistent with late‑1970s construction, plus disciplined lease management given elevated rent‑to‑income dynamics. Demographics within a 3‑mile radius show households rising even as population trends are flat to slightly negative, suggesting smaller household sizes and a larger renter pool over time—supportive for occupancy, but worth monitoring for product/bedroom mix.
- Top‑quartile neighborhood occupancy and above‑median NOI per unit support stability
- High renter‑occupied share indicates depth of tenant demand
- Late‑1970s vintage offers value‑add potential alongside routine systems upgrades
- Amenity‑rich corridor (food, cafes, groceries, pharmacies) aids retention
- Risk: elevated rent‑to‑income ratios require disciplined renewals and pricing strategy