| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8437 Cedros Ave, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1984 |
| Units | 60 |
| Transaction Date | 1996-08-07 |
| Transaction Price | $2,281,490 |
| Buyer | FIRST TRUST OF CALIFORNIA NA |
| Seller | PARTNERSHIP PANORAMA CONTINENTAL APTS LTD |
8437 Cedros Ave Panorama City Multifamily Investment
This 60-unit property benefits from strong neighborhood-level occupancy at 97.4% and a renter-dominated housing market with 77.8% of units occupied by tenants, according to CRE market data from WDSuite.
This urban core neighborhood demonstrates solid rental fundamentals with 97.4% occupancy rates, ranking in the 86th national percentile among metro neighborhoods. The area maintains a strong rental orientation, with 77.8% of housing units occupied by renters—placing it in the top national percentile for rental tenure. Current median rents of $1,493 have grown 36.8% over five years, reflecting sustained demand in this Los Angeles submarket.
Demographics within a 3-mile radius show a stable tenant base with 290,000 residents and household incomes averaging $91,433. The area attracts working families, with 38.3% of the population aged 35-64 and average household sizes of 3.3 people. Forward-looking projections indicate median household incomes rising to $92,695 by 2028, supporting rental affordability and tenant retention.
Built in 1984, this property aligns with the neighborhood's average construction year of 1979, suggesting potential value-add opportunities through targeted capital improvements. The location offers tenant convenience with high amenity density, including 19.5 restaurants per square mile and strong grocery access at 2.54 stores per square mile—both ranking in top national percentiles for walkable urban living.
Home values averaging $540,245 with 57% five-year appreciation reinforce rental demand, as elevated ownership costs keep households in the rental market longer. The rent-to-income ratio indicates affordability pressures that require careful lease management, though the high occupancy rates suggest effective market positioning among competing properties.
Safety metrics show mixed trends that warrant monitoring. Property crime rates of 241.9 per 100,000 residents rank near the metro median among 1,441 neighborhoods, while violent crime rates of 23.6 per 100,000 perform above average at the 56th national percentile. Notably, both property and violent crime have declined significantly over the past year, with property offenses down 72.8% and violent offenses down 96.3%—improvements that rank in the top national percentiles for crime reduction trends.
These improving safety conditions, combined with the neighborhood's high occupancy rates, suggest tenant comfort levels support lease retention. Investors should continue monitoring crime trends as part of ongoing property management and tenant relations strategies.
The property benefits from proximity to major corporate employers that support workforce housing demand, including entertainment, telecommunications, and insurance headquarters within commuting distance.
- Charter Communications — telecommunications (6.5 miles)
- Radio Disney — media & entertainment (8.1 miles)
- Thermo Fisher Scientific — life sciences (8.7 miles)
- Disney — entertainment & media (8.7 miles) — HQ
- Farmers Insurance Exchange — insurance services (8.9 miles) — HQ
This 60-unit property constructed in 1984 presents a value-add opportunity in a high-occupancy rental market. Neighborhood-level occupancy of 97.4% ranks in the 86th national percentile, while the 77.8% renter tenure rate places this location in the top national percentile for rental demand stability. The property's vintage aligns with area norms and suggests potential for strategic capital improvements to capture rent premiums in a market where median rents have grown 36.8% over five years.
Demographics within a 3-mile radius support long-term rental demand, with household income growth projected to rise 31.6% to $92,695 by 2028. Commercial real estate analysis from WDSuite indicates the neighborhood's urban core classification and strong amenity density create tenant retention advantages. However, rent-to-income ratios require careful lease management to maintain occupancy levels, and the property's age necessitates ongoing capital planning for competitive positioning.
- High neighborhood occupancy at 97.4% demonstrates rental demand stability
- Strong renter tenure market with 77.8% of units occupied by tenants
- Value-add potential through strategic improvements to 1984 vintage property
- Household income growth projected at 31.6% through 2028 supports rent escalation
- Risk consideration: Rent-to-income ratios require active lease management strategies