| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8825 Cedros Ave, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1977 |
| Units | 29 |
| Transaction Date | 1993-11-30 |
| Transaction Price | $810,000 |
| Buyer | LAM DONNA F |
| Seller | WEISS HENRY |
8825 Cedros Ave Panorama City Multifamily Investment
Renter-heavy neighborhood with above-metro occupancy supports steady leasing performance, according to WDSuite’s CRE market data.
Positioned in Panorama City within Los Angeles County, the property sits in an Urban Core neighborhood with strong renter dynamics. Neighborhood occupancy is high (97.4%) and ranks in the top quartile among 1,441 Los Angeles metro neighborhoods, pointing to resilient demand for professionally managed units. The share of renter-occupied housing is also elevated, indicating a deep tenant base that can support leasing stability through cycles.
Daily needs are well covered: groceries, pharmacies, cafes, and restaurants all track above national averages by percentile, which helps drive livability and convenience for residents. Park acreage is limited locally, so outdoor space and on-site amenities may matter more for retention. Average school ratings trail national norms, which investors should consider when targeting unit mix and marketing toward households with children.
Home values are elevated relative to local incomes (high value-to-income percentile), reinforcing reliance on multifamily rentals and supporting pricing power for well-managed assets. At the same time, rent-to-income ratios are high for the neighborhood, which suggests some affordability pressure that operators should plan for through renewals and lease management.
Within a 3-mile radius, the population has edged down in recent years while household counts have increased and are projected to rise further alongside smaller average household sizes. This pattern expands the renter pool and supports occupancy stability, even with modest population contraction, based on CRE market data from WDSuite.
Neighborhood safety benchmarks are competitive for the Los Angeles metro: overall crime ranks in the top quartile among 1,441 neighborhoods, and national comparisons place the area above average for safety. Recent year-over-year trends indicate notable declines in both violent and property offenses, which, if sustained, can support leasing confidence and retention.
As with any urban core location, performance varies by block and time of day; investors should verify patterns with current PM reports and insurance underwriting. Use these indicators as directional context rather than property-specific assurances.
Proximity to major employers supports a broad workforce renter base and commute convenience, including Charter Communications, Radio Disney, Thermo Fisher Scientific, Disney, and Farmers Insurance Exchange.
- Charter Communications — telecommunications (6.6 miles)
- Radio Disney — media (8.4 miles)
- Thermo Fisher Scientific — life sciences offices (8.8 miles)
- Disney — entertainment (9.0 miles) — HQ
- Farmers Insurance Exchange — insurance (9.1 miles) — HQ
This 29-unit asset, built in 1977, aligns with a renter-dense Panorama City location where neighborhood occupancy is in the top quartile locally. The vintage suggests potential value-add via unit modernization and building systems updates, while the area’s elevated home values relative to incomes sustain reliance on rentals. According to CRE market data from WDSuite, amenities are strong and household counts within 3 miles are rising despite modest population contraction, a combination that supports leasing durability.
Operators should plan for affordability pressure given high rent-to-income ratios and calibrate renewal strategies accordingly. Limited nearby park space and below-average school ratings may influence unit mix strategy and amenity programming, but the employment base and convenience retail help underpin day-to-day livability.
- Renter-dense neighborhood with top-quartile occupancy supports stable cash flow potential
- 1977 vintage offers value-add upside through interior upgrades and systems modernization
- Elevated ownership costs locally reinforce ongoing demand for multifamily rentals
- 3-mile household growth and strong local amenities bolster retention and leasing
- Risks: affordability pressure (high rent-to-income), limited parks, and lower school ratings