| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8430 Cedros Ave, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1987 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8430 Cedros Ave, Panorama City Multifamily Investment
Neighborhood metrics indicate resilient renter demand and above-median occupancy for the area, according to WDSuite’s CRE market data. Focused investors may see stable operations supported by a deep tenant base rather than outsized growth narratives.
Located in Los Angeles County’s Panorama City, the property sits in an Urban Core neighborhood with a B rating where neighborhood occupancy is strong and renter demand is deep. The neighborhood’s occupancy rate trends in the top quartile nationally, and its renter-occupied share is high within the metro, signaling a sizable tenant base and support for leasing stability (neighborhood metrics, not property-level performance).
Amenity density is a clear strength: restaurants and grocery access rank among the highest nationally, with strong showings for pharmacies and cafés as well. This concentration of everyday services typically helps retention and leasing velocity for workforce-oriented housing. Park access is limited within the neighborhood, which may reduce appeal for residents prioritizing green space; investors can offset with on-site amenities where feasible.
Within a 3-mile radius, demographics show a nuanced demand picture: overall population edged down over the last five years while households increased, and projections point to further declines in population alongside growth in household counts and smaller average household sizes. For multifamily, this shift can expand the renter pool and support occupancy, even as community composition evolves.
Ownership costs in the neighborhood sit on the higher side for the region and nationally, with elevated home values and a high value-to-income ratio that tend to sustain reliance on rental housing. Median contract rents have risen in recent years and are projected to continue increasing, which supports revenue growth potential but also raises affordability pressure and underscores the importance of disciplined lease management.
The neighborhood’s average construction year trends slightly older than 1987. Given the subject’s 1987 vintage, it positions competitively versus older stock in this submarket while still warranting selective modernization and systems updates to maintain renter appeal and operational efficiency.
Safety indicators are mixed but generally competitive for the Los Angeles-Long Beach-Glendale metro context. The neighborhood’s crime rank places it competitive among 1,441 metro neighborhoods (better than many peers), and national percentiles suggest comparatively stronger conditions than average in several categories. Recent WDSuite data also show notable year-over-year declines in estimated violent and property offense rates at the neighborhood level.
Investors should treat safety as neighborhood-level and trend-based rather than block-specific. Continued monitoring of local trendlines and property-level measures (lighting, access control, and coordination with community stakeholders) can help support resident retention and leasing outcomes.
Nearby corporate offices in media, telecom, life sciences, and insurance provide a diversified employment base that supports renter demand and commute convenience for workforce housing. The list below highlights major employers within a practical commuting radius.
- Charter Communications — telecom & media (6.5 miles)
- Radio Disney — media offices (8.1 miles)
- Thermo Fisher Scientific — life sciences offices (8.7 miles)
- Disney — entertainment (8.7 miles) — HQ
- Farmers Insurance Exchange — insurance (8.9 miles) — HQ
This 40-unit, 1987-vintage asset sits in a renter-heavy Los Angeles neighborhood where occupancy trends are strong and amenity access is exceptional. Elevated ownership costs in the area help sustain multifamily demand, while a growing household count and smaller household sizes within a 3-mile radius point to a broadening tenant base that can support steady leasing and rent growth management. According to CRE market data from WDSuite, neighborhood occupancy outperforms many metro peers, reinforcing a stability thesis rather than a speculative one.
The vintage is slightly newer than the neighborhood average, offering relative competitiveness versus older housing stock. Targeted upgrades and system improvements can enhance positioning and operational durability, while investors should manage affordability pressure and pay attention to school quality signals and limited park access when shaping unit mix, amenities, and renewal strategies.
- Strong neighborhood occupancy and deep renter base support stable tenancy
- Dense retail, grocery, and daily services bolster retention and leasing velocity
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power
- 1987 vintage offers competitive position vs. older stock with selective value-add
- Risks: affordability pressure, below-average school ratings, limited park access