| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8416 Cedros Ave, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1987 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8416 Cedros Ave, Panorama City Multifamily Investment
Neighborhood occupancy is strong and stable, supported by a deep renter base and a high-cost ownership market, according to WDSuite’s CRE market data.
Panorama City’s Urban Core setting offers dense retail and daily-needs access that supports leasing and retention. Restaurants and groceries are particularly concentrated, with neighborhood amenity density ranking among the top quartile nationally and competitive among 1,441 Los Angeles metro neighborhoods. Cafes and pharmacies also test well versus national peers, providing convenience that helps sustain renter demand and day-to-day livability.
Multifamily fundamentals are favorable: the neighborhood’s occupancy rate is in the top quartile among 1,441 metro neighborhoods and well above national averages. Renter-occupied housing accounts for roughly seven in ten units, indicating a deep tenant base and broad demand for apartments rather than for-sale product. Median contract rents have risen over the past five years, and neighborhood net operating income per unit sits above national midpoints, supporting underwriting for stabilized assets.
Home values are elevated relative to incomes (high national percentile for value-to-income), which tends to reinforce reliance on multifamily housing and supports pricing power. At the same time, a higher rent-to-income ratio signals affordability pressure that owners should manage through renewals and unit mix strategy to protect retention.
Within a 3-mile radius, households have increased while population has edged lower, pointing to smaller household sizes and a gradual renter pool shift toward more, smaller households. Forecasts indicate further growth in household counts and rising incomes alongside higher projected rents, which can support occupancy stability and measured rent growth if operators align product and pricing with evolving household composition. School ratings trend below national midpoints and park access is limited, which may temper appeal for some family renters but is offset by strong retail and service access.
Relative to neighborhoods nationwide, this area ranks in a higher national safety percentile, and it is competitive among Los Angeles neighborhoods (ranked against 1,441 in the metro). According to WDSuite, recent trends show notable year-over-year declines in both property and violent offense estimates, suggesting improving conditions versus prior periods. As always, safety varies by block and over time; investors should rely on current, property-specific diligence to confirm on-the-ground patterns.
Proximity to major corporate offices supports a steady commuter renter base and can aid leasing velocity for workforce and mid-market units. Notable employers within a reasonable commute include Charter Communications, Radio Disney, Thermo Fisher Scientific, Disney, and Farmers Insurance Exchange.
- Charter Communications — telecommunications (6.45 miles)
- Radio Disney — media (8.04 miles)
- Thermo Fisher Scientific — life sciences (8.64 miles)
- Disney — media & entertainment (8.67 miles) — HQ
- Farmers Insurance Exchange — insurance (8.92 miles) — HQ
8416 Cedros Ave sits in a dense, renter-heavy neighborhood with occupancy in the top quartile locally and strong amenity access that reinforces day-to-day convenience. The 1987 vintage is newer than the neighborhood average, offering competitive positioning versus older stock while still presenting selective value-add and building-systems modernization opportunities typical for assets of this era. Elevated home values relative to incomes bolster multifamily demand, while the existing rent-to-income profile calls for attentive lease management to sustain retention.
Within a 3-mile radius, household counts are rising even as overall population trends soften, indicating smaller household sizes and a broader tenant base for apartments. Based on commercial real estate analysis from WDSuite, projected gains in household income and contract rents over the next five years should support occupancy stability and measured rent growth for well-operated properties that match unit mix and finish levels to demand.
- Occupancy strength and a high renter concentration support leasing stability
- 1987 construction offers competitive positioning with targeted value-add upside
- Elevated ownership costs sustain multifamily demand and pricing power
- 3-mile household growth and rising incomes expand the tenant base over time
- Risks: affordability pressure (higher rent-to-income), limited park access, and below-average school ratings