| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14905 Roscoe Blvd, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1991 |
| Units | 22 |
| Transaction Date | 1999-04-20 |
| Transaction Price | $1,055,454 |
| Buyer | ROSCOE KESTER APARTMENTS LLC |
| Seller | LAW DONALD O |
14905 Roscoe Blvd Panorama City Multifamily Investment
Stabilized renter demand and amenity density in an Urban Core neighborhood support consistent leasing, according to WDSuite’s CRE market data. The asset’s positioning benefits from a deep renter-occupied base and strong local occupancy.
The property sits in Panorama City within the Los Angeles-Long Beach-Glendale metro, a dense Urban Core setting with strong renter dynamics. Neighborhood-level occupancy trends are competitive among Los Angeles neighborhoods (351 of 1,441) and in the top quartile nationally, signaling support for income stability rather than rapid turnover. Renter-occupied share is also among the highest in the nation, indicating a deep tenant base for multifamily product. These metrics reflect neighborhood conditions, not this specific property.
Amenity access is a local strength: restaurants and cafes rank competitively in the metro and high nationally, with grocery and pharmacy density also above national medians. While park access is limited at the neighborhood level, the day-to-day retail and service mix helps underpin renter convenience and reduces friction in leasing.
Vintage matters for competitive positioning. Built in 1991, the asset is newer than the neighborhood’s average 1979 construction year. This typically reduces near-term capital exposure versus older stock while still allowing for targeted modernization to elevate unit finishes and operating efficiency.
Within a 3-mile radius, demographics show a modest decline in population alongside an increase in households and smaller household sizes over the historical and forecast periods. For investors, more households with fewer people per home can expand the renter pool and support occupancy, especially for efficiently sized units. Median home values at the neighborhood level are elevated relative to incomes, which tends to sustain reliance on rental housing and can support pricing power, though lease management should account for rent-to-income pressures. School ratings trend below national averages, which may temper appeal for some family renters; positioning amenities and commute access can help offset this in marketing. All demographic statistics are aggregated within a 3-mile radius and neighborhood metrics referenced here describe the neighborhood, not the property.
Neighborhood safety indicators compare favorably at a high level: overall crime conditions are in the top quartile nationally, and both violent and property offense estimates sit around or above the national median with notable year-over-year improvement. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area performs competitively, though safety can vary block to block. These observations are intended for broad context and reflect neighborhood trends rather than property-specific conditions.
Proximity to major employers supports a broad renter base and commute convenience, with concentrations in media, communications, insurance, and life sciences reflected below.
- Charter Communications — communications (6.7 miles)
- Radio Disney — media (8.2 miles)
- Thermo Fisher Scientific — life sciences offices (8.4 miles)
- Farmers Insurance Exchange — insurance (8.7 miles) — HQ
- Disney — media & entertainment (8.8 miles) — HQ
This 22-unit asset built in 1991 offers durable renter demand in an Urban Core neighborhood where occupancy is competitive within the Los Angeles metro and in the top quartile nationally. Elevated ownership costs at the neighborhood level reinforce reliance on multifamily housing, and strong amenity density supports lease retention. Based on CRE market data from WDSuite, the surrounding area maintains a high renter-occupied concentration, aligning with steady demand for efficiently sized units.
Forward-looking demographics within a 3-mile radius show household growth and smaller household sizes even as population trends soften, which can expand the tenant base and support occupancy stability. Investors should plan for targeted modernization to keep a 1991-vintage property competitive versus older local stock, while monitoring affordability pressures and school quality when shaping leasing strategy.
- Competitive neighborhood occupancy and deep renter base support cash flow stability
- 1991 vintage offers lower near-term capital risk with value-add modernization potential
- Amenity-rich setting (food, grocery, pharmacy) aids retention and leasing velocity
- Household growth and smaller household sizes within 3 miles expand the renter pool
- Risks: rent-to-income pressure and below-average school ratings require careful lease management