| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8520 Cedros Ave, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1986 |
| Units | 30 |
| Transaction Date | 2015-04-13 |
| Transaction Price | $4,750,000 |
| Buyer | A/P PROP LTD |
| Seller | CEDROS BUILDING LLC |
8520 Cedros Ave Panorama City Multifamily Investment
Neighborhood-level occupancy remains tight and renter demand is deep, according to WDSuite’s CRE market data, supporting stable operations for well-managed assets. This location provides exposure to Los Angeles fundamentals with a pragmatic value-add path rather than ground-up execution risk.
Rated B and ranked 568 out of 1,441 Los Angeles–Long Beach–Glendale neighborhoods, the area is competitive among Los Angeles–Long Beach–Glendale neighborhoods. According to WDSuite’s data, neighborhood occupancy is strong and has edged higher over the last five years, which supports cash flow consistency for multifamily operators.
Daily needs are well covered: restaurants and grocery access track in the top national percentiles, and pharmacies are also plentiful. From an investor standpoint, this depth of amenities underpins leasing velocity and retention even without destination retail. School ratings trend below national averages, which can modestly narrow the family renter segment, but workforce and young-adult cohorts remain a reliable demand base.
Renter concentration is high, with a large share of housing units renter-occupied at the neighborhood level, indicating a deep tenant pool and broad absorption capacity. Median contract rents have advanced over the past cycle, consistent with metro patterns; when combined with a high-cost ownership market locally, this tilts households toward rentals and can support pricing power and renewal capture.
Demographics within a 3-mile radius show slight population contraction alongside growth in total households and smaller average household sizes, pointing to more, smaller households entering the market rather than unit construction. For multifamily, that typically translates to a larger tenant base and supports occupancy stability. The subject’s 1986 vintage is slightly newer than the neighborhood average (early 1980s), suggesting competitive positioning versus older stock while leaving room for targeted modernization to drive rent and NOI, a point reinforced by balanced commercial real estate analysis from WDSuite.
Based on WDSuite’s neighborhood benchmarks, the area performs above many neighborhoods nationally on overall crime measures (around the mid-70s national percentile), indicating comparatively favorable safety conditions for a dense urban core. Within the metro, it sits above the median cohort, aligning with the broader San Fernando Valley pattern of steady, commuter-oriented neighborhoods.
Recent year-over-year trends show notable declines in both property and violent offense rates, with improvements ranking near the top nationally. For investors, this trajectory supports resident retention and reduces perception risk, though prudent on-site security, lighting, and access controls remain advisable for a 1980s asset.
The surrounding employment base mixes media, communications, life sciences, and insurance, supporting renter demand through diverse, commute-friendly jobs. Nearby anchors include Charter Communications, Radio Disney, Thermo Fisher Scientific, Disney, and Farmers Insurance Exchange.
- Charter Communications — communications (6.5 miles)
- Radio Disney — media (8.1 miles)
- Thermo Fisher Scientific — life sciences (8.7 miles)
- Disney — media & entertainment (8.7 miles) — HQ
- Farmers Insurance Exchange — insurance (9.0 miles) — HQ
The investment case centers on durable renter demand, high neighborhood occupancy, and amenity depth that supports leasing and renewals. The 1986 vintage provides a practical platform for targeted renovations and operational upgrades to enhance competitive position versus earlier-vintage comparables. A high-cost ownership landscape locally reinforces reliance on multifamily, sustaining tenant depth and potential pricing power. According to CRE market data from WDSuite, neighborhood occupancy and renter concentration are both elevated relative to national norms, which supports income stability.
Within a 3-mile radius, total households have increased while average household size has decreased, indicating a larger pool of smaller households that typically favor rental housing—supportive of ongoing absorption and occupancy stability. Balanced against these strengths are below-average school ratings and measured population softness, which call for deliberate leasing strategies and amenity programming to maintain retention and widen the prospect funnel.
- Strong neighborhood occupancy and high renter concentration support stable cash flows
- 1986 vintage allows targeted value-add to outperform older local stock
- High-cost ownership market underpins rental demand and pricing power
- Household growth and smaller household sizes expand the tenant base within 3 miles
- Risks: softer school ratings and population drift require proactive leasing and retention