| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8733 Willis Ave, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1979 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8733 Willis Ave, Panorama City Multifamily Investment
Neighborhood fundamentals point to durable renter demand and stable occupancy, according to WDSuite’s CRE market data. Commercial real estate analysis indicates a large renter pool and strong everyday amenities that support leasing resilience.
Panorama City’s Urban Core setting offers everyday convenience that supports renter retention: restaurants and cafes are dense by national standards, and grocery and pharmacy access trends in the upper percentiles nationally. This concentration of daily-needs retail typically benefits workforce housing by reducing commute friction and strengthening leasing stickiness.
Multifamily performance indicators are favorable at the neighborhood level. Occupancy is high and has edged up in recent years, and the share of renter-occupied housing units is among the highest in the Los Angeles metro. For investors, that renter concentration signals depth in the tenant base and supports ongoing leasing velocity and pricing power management.
Within a 3-mile radius, demographics show a nuanced demand picture: population is modestly lower than five years ago, yet the number of households has increased, with further household growth projected. This combination points to smaller household sizes and a broader renter pool over time, which can support occupancy stability. Median contract rents have risen over the last five years, while a high-cost ownership market (home values trend well above national norms) helps sustain reliance on multifamily rentals rather than ownership.
Two considerations for underwriting: park access is limited in the immediate area, and average public school ratings trend below national medians. Both factors may require attention to amenity strategy and unit mix positioning if targeting family renters. Even so, neighborhood housing metrics score above the metro median, and NOI per unit trends above national medians, based on CRE market data from WDSuite.
Safety indicators are mixed but have improved directionally. Compared with neighborhoods nationwide, this area sits in the upper tiers for safety, with property and violent offense rates benchmarking above national averages in a favorable way. Recent year-over-year trends point to notable reductions in both categories, indicating momentum in the right direction.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the neighborhood is competitive among peer areas. For investors, the takeaway is to underwrite standard security measures and resident-experience programs while recognizing that recent trendlines have been improving on a national-comparison basis, according to WDSuite’s CRE market data.
Proximity to major media, telecom, insurance, and life sciences employers supports a broad commuter tenant base and can aid lease retention. The nearby employment nodes listed below reflect the industries most likely to drive renter demand in this location.
- Charter Communications — telecom & media offices (6.7 miles)
- Radio Disney — media offices (8.4 miles)
- Thermo Fisher Scientific — biotech & lab services offices (8.7 miles)
- Farmers Insurance Exchange — insurance (8.9 miles) — HQ
- Disney — entertainment (9.0 miles) — HQ
8733 Willis Ave benefits from strong neighborhood renter dynamics: occupancy is elevated with incremental gains over the past five years, and renter-occupied share is among the highest in the metro, indicating depth in the tenant base. Nationally, the submarket’s amenity access outperforms in food, beverage, and daily-needs retail, which can support rent collections and retention. A high-cost ownership landscape relative to incomes reinforces reliance on multifamily housing, though rent-to-income ratios suggest affordability pressure that warrants prudent lease management, according to CRE market data from WDSuite.
Within a 3-mile radius, households have increased and are projected to grow further even as population trends edge down, implying smaller households and a broader renter pool over time. NOI per unit benchmarks above national medians and neighborhood housing metrics rate above the metro median, supporting a case for stable cash flow with operational upside via targeted renovations and amenity programming. Key risks include lower average school ratings and limited park access, which may influence unit mix strategy and marketing to family renters.
- High neighborhood occupancy and deep renter concentration support leasing stability
- Strong daily-needs and dining amenities bolster retention and rent collections
- Household growth within 3 miles expands the renter pool despite modest population decline
- High-cost ownership context sustains multifamily demand and pricing power potential
- Risk: lower school ratings and limited parks require thoughtful positioning for family renters