| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8935 Van Nuys Blvd, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1978 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8935 Van Nuys Blvd Panorama City Multifamily Investment
Neighborhood occupancy has remained firm and renter demand is deep, according to WDSuite’s CRE market data, supporting stable cash flow potential in this Los Angeles submarket.
Panorama City’s Urban Core setting offers investors strong day-to-day convenience that helps with tenant retention. Grocery and dining density ranks among the best in the metro (99th percentile nationally for both restaurants and grocery access), while pharmacies also score high. These amenity concentrations typically support leasing velocity and reduce turnover friction for workforce renters.
On fundamentals, the neighborhood’s occupancy performance is competitive among Los Angeles-Long Beach-Glendale neighborhoods (rank 287 of 1,441) and sits in the top quartile nationally for occupancy. Median asking rents in the neighborhood track above national norms (national percentile 79), indicating pricing power when paired with steady absorption. The renter-occupied share of housing units is elevated (rank 181 of 1,441; 97th percentile nationally), signaling a large tenant base for multifamily assets.
Within a 3-mile radius, households have grown even as overall population has edged lower, implying smaller household sizes and a gradual shift toward more renter households. Projections show additional increases in household counts alongside smaller average household sizes, which typically expand the renter pool and support occupancy stability. Median home values are high relative to incomes (96th percentile value-to-income ratio), creating a high-cost ownership market that tends to sustain reliance on multifamily rentals and bolster lease retention.
Vintage context matters: the asset was built in 1978, slightly older than the neighborhood’s average vintage. For investors, that can translate to practical value-add opportunities through modernization and targeted capital planning to remain competitive against newer stock. School ratings trend below national medians, which may modestly constrain family-driven demand; however, the area’s amenity access and renter concentration help underpin steady multifamily utilization.
Safety metrics for the neighborhood compare favorably to many urban peers, with overall crime performance positioned above the metro median (rank 415 of 1,441) and a national standing around the mid-70s percentile. More importantly for forward risk, recent trend data shows notable declines in both property and violent offense rates, placing the area among the stronger improvers metro-wide over the past year. These directional improvements, while not a guarantee, reduce volatility risk for operators planning multi-year holds.
Proximity to major employment centers supports workforce housing demand and commute convenience for residents. Key nearby employers include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance.
- Charter Communications — telecommunications (6.5 miles)
- Radio Disney — media (8.3 miles)
- Disney — entertainment studios (8.9 miles) — HQ
- Thermo Fisher Scientific — life sciences (9.0 miles)
- Farmers Insurance Exchange — insurance (9.3 miles) — HQ
This 21-unit 1978 asset in Panorama City benefits from a deep renter base and high neighborhood occupancy, supported by dense retail, grocery, and service amenities that reinforce day-to-day livability. Based on commercial real estate analysis from WDSuite, the area’s high-cost ownership landscape and elevated renter-occupied share point to durable multifamily demand and stable leasing conditions.
Households within a 3-mile radius have increased despite modest population contraction, and forecasts indicate further household growth with smaller average household sizes—factors that typically expand the renter pool and support occupancy stability. Given the property’s older vintage, a focused value-add or systems modernization plan can help maintain competitive positioning versus newer product while managing operating risk.
- Strong neighborhood occupancy and amenity density that support leasing stability
- Elevated renter-occupied share and high-cost ownership market sustain rental demand
- Household growth within 3 miles and smaller household sizes expand the renter pool
- 1978 vintage offers practical value-add and capital planning opportunities
- Risk: affordability pressure and modest school ratings require disciplined pricing and lease management