| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8421 Cedros Ave, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1986 |
| Units | 75 |
| Transaction Date | 1994-03-08 |
| Transaction Price | $2,500,000 |
| Buyer | DROSCE LLC |
| Seller | JKRK FAMILY PARTNERS NO 2 LLC |
8421 Cedros Ave Panorama City Multifamily Investment
Neighborhood occupancy remains high and renter concentration is deep, supporting demand durability according to WDSuite s CRE market data. This submarket within Los Angeles offers steady leasing fundamentals for well-positioned assets.
The property sits in an Urban Core pocket of Panorama City rated B-, where neighborhood occupancy is strong and renter demand is supported by a high share of renter-occupied units. Relative to the Los Angeles-Long Beach-Glendale metro, the neighborhood s overall rank is 777 out of 1,441, indicating competitive fundamentals among mid-tier sub-neighborhoods in the metro.
Daily convenience is a local strength: restaurants and pharmacies are in the top quartile nationally, and grocery options are also above average. Caf e9 density ranks well nationally too, supporting walk-to-amenity appeal that can aid retention and leasing velocity for workforce-oriented units.
Home values are elevated versus national norms, and the value-to-income ratio sits in the upper tail nationally. In investor terms, this high-cost ownership market tends to reinforce reliance on rental housing, which can support occupancy stability and pricing power for well-managed multifamily assets. At the same time, the neighborhood s rent-to-income profile suggests some affordability pressure, a factor for proactive lease management.
Within a 3-mile radius, recent population counts have edged down modestly while household counts have increased, pointing to smaller household sizes and a broader renter pool. Forecasts show further shifts toward more households and higher incomes over the next five years, which can expand the tenant base for varied unit mixes. Average school ratings sit below national norms, which may matter for family-oriented product but is less determinative for smaller unit formats.
Vintage is 1986, newer than the neighborhood s average construction year. This positioning offers relative competitiveness versus older stock, with potential to boost returns via targeted modernization of unit finishes and systems where needed.
Safety indicators show mixed but improving signals. Nationally, the neighborhood trends in the safer half of areas, while within the Los Angeles metro its crime rank sits on the less favorable side compared with some peers (358 out of 1,441). Year over year, both property and violent offense estimates have declined sharply, suggesting momentum in the right direction. Investors should underwrite to submarket norms and continue to monitor trend durability.
Nearby corporate offices across media, telecom, insurance, and life sciences provide a diverse employment base that can support renter demand through commute convenience. Notable employers include Charter Communications, Radio Disney, Thermo Fisher Scientific, Disney, and Farmers Insurance Exchange.
- Charter Communications telecom (6.5 miles)
- Radio Disney media (8.1 miles)
- Thermo Fisher Scientific life sciences offices (8.6 miles)
- Disney entertainment (8.7 miles) HQ
- Farmers Insurance Exchange insurance (8.9 miles) HQ
8421 Cedros Ave is a 75-unit, 1986-vintage asset in a renter-heavy Urban Core neighborhood where occupancy and daily convenience amenities support leasing stability. According to CRE market data from WDSuite, the neighborhood posts high occupancy and a strong renter-occupied share alongside elevated home values, reinforcing reliance on multifamily housing. Within a 3-mile radius, households have grown even as population edged down, indicating smaller household sizes and a broader renter pool that can sustain demand for a mix of unit types.
The 1986 vintage positions the property competitively versus older local stock, while leaving room for targeted value-add through modernization of finishes and building systems. Investors should account for affordability pressure in rent-to-income metrics and below-average school ratings, emphasizing asset quality, leasing discipline, and resident experience to support retention.
- Strong neighborhood occupancy and renter concentration support demand durability
- Elevated home values in Los Angeles reinforce sustained rental demand
- 1986 vintage offers relative competitiveness with value-add modernization potential
- Household growth within 3 miles expands the renter pool despite modest population decline
- Risks: affordability pressure, below-average school ratings, and mixed but improving safety signals