| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8790 Van Nuys Blvd, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1977 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8790 Van Nuys Blvd Panorama City Multifamily Investment
Neighborhood occupancy has remained resilient with strong renter demand, according to WDSuite’s CRE market data, supporting stable performance for a 25-unit asset in Los Angeles County. Affordability pressures in the for-sale market further reinforce reliance on rental housing in this Urban Core location.
Panorama City’s Urban Core setting offers daily convenience that supports leasing stability. Restaurant and grocery density rank among the strongest in the metro (both within the top quartile among 1,441 Los Angeles neighborhoods) and compare favorably to national norms, while pharmacy access also tracks high nationally. Park access is limited, which can modestly reduce outdoor amenity appeal, but the immediate trade area still delivers everyday services within short drives.
At the neighborhood level, occupancy is competitive versus Los Angeles peers and sits in the top quartile nationally, a positive indicator for cash flow durability. The share of housing units that are renter-occupied is elevated (69.7%), signaling a deep tenant base and consistent multifamily demand. Median asking rents have advanced in recent years, and lease-up fundamentals remain supported by the area’s amenity mix and employment access.
Within a 3-mile radius, households have grown even as population trends edge down, implying smaller average household sizes and a broader base of renting households. Median household incomes have increased over the last five years, and projections point to continued income gains alongside additional household formation by 2028—factors that typically support occupancy and renewal performance.
Ownership costs in this part of Los Angeles are high relative to incomes (a high-cost ownership market by national comparison). That backdrop tends to sustain renter reliance on multifamily housing and can support pricing power, though it also warrants careful lease management to monitor retention risk when rent-to-income ratios tighten. Average school ratings in the neighborhood track below metro leaders, which may shape unit mix appeal and marketing strategy but does not negate demand from workforce renters.
Safety metrics for the neighborhood are competitive among Los Angeles neighborhoods (rank 415 out of 1,441) and test in the upper tiers nationally (74th percentile), indicating comparatively favorable conditions versus many urban submarkets. Recent data also show notable one-year declines in both property and violent offense rates, suggesting improving trends rather than deterioration. Investors should continue to monitor crime trajectories at the neighborhood level over time, as conditions can vary within urban cores.
Proximity to major corporate offices supports a broad workforce renter base and commute convenience, with nearby media, entertainment, telecommunications, and life sciences employers anchoring demand.
- Charter Communications — telecommunications (6.4 miles)
- Radio Disney — media (8.2 miles)
- Disney — entertainment (8.8 miles) — HQ
- Thermo Fisher Scientific — life sciences (9.0 miles)
- Farmers Insurance Exchange — insurance (9.3 miles) — HQ
8790 Van Nuys Blvd is a 25-unit 1977-vintage asset positioned in an amenity-rich Urban Core pocket of Panorama City. Neighborhood occupancy is above metro medians and in the top quartile nationally, and the local renter concentration underscores depth of demand. High ownership costs relative to incomes across Los Angeles reinforce renter reliance on multifamily housing, while nearby employment centers broaden the tenant base. According to CRE market data from WDSuite, recent crime metrics show improvement, supporting operating stability relative to many urban submarkets.
The 1977 construction suggests potential value-add through unit and system upgrades, with capital planning geared toward improving competitiveness versus newer stock. Within a 3-mile radius, household counts are rising and incomes are projected to grow through 2028, which can support occupancy and renewal outcomes even as population levels trend modestly lower due to shrinking household size. Investors should balance the strong amenity access and workforce housing appeal with measured considerations around school quality, limited park access, and careful rent-to-income monitoring.
- Occupancy strength and elevated renter concentration support demand durability
- Amenity-rich Urban Core location near major employers enhances leasing
- 1977 vintage provides clear value-add and CapEx upgrade pathways
- High-cost ownership market can sustain rental reliance and pricing power
- Risks: below-average school ratings, limited park access, and affordability pressure requiring active lease management