| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8309 Cedros Ave, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1989 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8309 Cedros Ave, Panorama City Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, suggesting stable cash flow potential for a 40-unit asset in Los Angeles County.
Panorama City’s Urban Core location offers daily convenience and steady renter appeal. The neighborhood’s occupancy rate is in the top quartile nationally and ranks competitive among 1,441 Los Angeles metro neighborhoods, indicating stable leasing conditions at the neighborhood level rather than the property specifically. Amenities are a local strength: restaurants and cafes index well above national norms, and grocery and pharmacy access also score high relative to peers, supporting day-to-day livability and retention.
The property’s 1989 vintage is newer than the neighborhood’s average construction year of 1979. For investors, that typically means relative competitiveness versus older stock, while still planning for targeted modernization or system updates as part of long-term capital strategy.
Tenure patterns support multifamily demand: the neighborhood shows a high share of renter-occupied units (renter concentration is among the highest in the metro), which points to a sizable tenant base and resilient absorption. At the same time, the area’s high-cost ownership market—reinforced by elevated home values and a value-to-income ratio in the top national percentiles—tends to sustain reliance on rental housing and can help pricing power for well-positioned units.
Within a 3-mile radius, households have increased while population has edged lower, implying smaller average household sizes and a diversified renter pool. Forward-looking projections show households continuing to rise even as population trends flat to slightly down, which can expand the renter base and support occupancy stability. School scores trend below national averages, which some residents may weigh in location decisions, and park access measures limited locally; however, strong retail and service density helps offset open-space constraints for many renters.
Neighborhood safety indicators compare favorably overall: using national benchmarking, the area sits in the top quartile for safety relative to neighborhoods nationwide. Versus the Los Angeles metro, the crime ranking places the area competitive among 1,441 neighborhoods, offering context for investor underwriting without implying block-level conditions.
Recent trend data signals improvement: property offense rates showed a sharp year-over-year decrease (among the stronger improvements nationally), and violent offense estimates also declined markedly. These are neighborhood-level indicators collected and normalized; investors should pair them with on-the-ground diligence and standard risk management.
Proximity to major employers supports workforce housing demand and commute convenience, including telecommunications, entertainment, life sciences, and insurance anchors noted below.
- Charter Communications — telecommunications (6.4 miles)
- Radio Disney — media (8.0 miles)
- Thermo Fisher Scientific — life sciences offices (8.6 miles)
- Disney — entertainment (8.6 miles) — HQ
- Farmers Insurance Exchange — insurance (8.9 miles) — HQ
This 40-unit, 1989-vintage asset sits in a renter-heavy Los Angeles neighborhood where occupancy performance ranks above the metro median. The area’s high-cost ownership landscape reinforces multifamily reliance, while amenity density supports day-to-day convenience and leasing durability. According to CRE market data from WDSuite, neighborhood occupancy is top quartile nationally, and renter concentration is among the highest in the metro—signals that typically underpin steady collections and renewal depth.
Households within a 3-mile radius are projected to increase even if population trends modestly lower, indicating smaller household sizes and a broader renter pool. Relative to older local stock (average vintage 1979), the property’s 1989 construction offers competitive positioning with potential to capture value through selective updates and operational improvements. Balanced against these strengths are affordability pressures and below-average school scores, which call for careful rent-setting and resident retention strategies.
- Occupancy in the neighborhood is top quartile nationally and competitive within 1,441 Los Angeles metro neighborhoods.
- High renter-occupied share signals a deep tenant base and supports absorption and renewals.
- 1989 vintage is newer than local averages, with room for targeted modernization to enhance rentability.
- Strong amenity density (restaurants, cafes, groceries, pharmacies) supports livability and retention.
- Risks: rent-to-income pressure and below-average school scores require prudent pricing and retention management.