| 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 with a sizable renter-occupied base, supporting stable leasing conditions according to WDSuite’s CRE market data. 1987 vintage offers relative competitiveness versus older area stock while leaving room for targeted modernization.
Panorama City’s Urban Core setting shows resilient renter demand: neighborhood occupancy is near 98% and sits in the 88th percentile nationally, signaling tight vacancy conditions that favor consistent collections and retention. The renter-occupied share is roughly 70%, indicating a deep base of renter households for multifamily owners to serve.
Amenity access is a local strength. Grocery density ranks 96th among 1,441 Los Angeles metro neighborhoods (top quartile), restaurants score in the 99th percentile nationally, and cafes are in the 97th percentile—ingredients that typically support day-to-day convenience and sustained renter appeal. Pharmacy access also benchmarks well (93rd percentile nationally). Park access is limited, which may require owners to emphasize on-site common areas or nearby private recreation options.
On costs and demand, median home values are elevated for the area, with a high value-to-income ratio (96th percentile nationally). This high-cost ownership market tends to reinforce reliance on rental housing, supporting depth of demand and lease-up durability. At the same time, a rent-to-income ratio around 0.31 suggests some affordability pressure, calling for attentive lease management and resident retention strategies.
Demographics within a 3-mile radius indicate a modest population decline over the past five years alongside an increase in households and smaller average household sizes. That mix typically translates to a larger tenant base distributed across more units, which can support occupancy stability. Looking ahead, projections call for further household growth with continued contraction in household size, a combination that can expand the renter pool even if headcount softens. Based on commercial real estate analysis from WDSuite, the neighborhood’s income profile has been trending higher, which can support pricing power when paired with amenity access and tight occupancy.
Asset vintage in the neighborhood skews slightly older than the subject’s 1987 construction year (local average around 1982). Being somewhat newer than the area norm can aid competitive positioning versus aging stock, while still presenting value-add opportunities around interiors, building systems, and energy efficiency to meet current renter expectations.
Relative to Los Angeles-Long Beach-Glendale, CA, the neighborhood’s safety profile is above the metro median (crime rank 415 among 1,441 metro neighborhoods), and it benchmarks in the 74th percentile compared with neighborhoods nationwide. For investors, that combination supports leasing and renewal outcomes compared with more challenged sub-areas.
Recent year estimates also point to sharp declines in both property and violent offense rates, suggesting improving conditions. While safety can vary block to block and should be confirmed through additional diligence, the broader trend is constructive for long-term renter sentiment and asset performance.
Proximity to established employers helps sustain a diverse renter base and commute convenience. Nearby anchors include telecommunications, media and entertainment, life sciences, and insurance operations that collectively support leasing stability.
- Charter Communications — telecommunications (6.5 miles)
- Radio Disney — media (8.1 miles)
- Thermo Fisher Scientific — life sciences (8.7 miles)
- Disney — entertainment (8.7 miles) — HQ
- Farmers Insurance Exchange — insurance (8.9 miles) — HQ
8416 Cedros Ave offers scale at 60 units with neighborhood fundamentals that prioritize occupancy stability and everyday convenience. Tight vacancies, a renter-occupied share near 70%, and strong amenity density underpin steady leasing. The 1987 construction provides a competitive edge over older nearby stock while leaving room for targeted renovations to capture value-add upside and reduce long-term capital exposure to aging systems.
Homeownership remains a high-cost option locally, which tends to sustain multifamily demand and support pricing power. Within a 3-mile radius, household counts have increased even as population edged lower, and projections call for further household growth and smaller household sizes—dynamics that can expand the renter pool and help support occupancy. According to CRE market data from WDSuite, neighborhood occupancy and amenity access benchmark above national averages, while recent safety trends are improving—balanced by watchpoints around rent-to-income levels, school quality, and limited park access.
- Tight neighborhood occupancy and large renter base support stable collections
- 1987 vintage enables competitive positioning with value-add renovation potential
- Strong grocery, restaurant, and pharmacy access reinforces renter appeal
- High-cost ownership market tends to sustain multifamily demand
- Risks: rent-to-income pressure, modest school ratings, and limited park access may affect retention