| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 20th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9075 Cedros Ave, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1995 |
| Units | 33 |
| Transaction Date | 2020-01-21 |
| Transaction Price | $8,001,000 |
| Buyer | MALA REAL ESTATE LLC |
| Seller | SINGER KEVIN |
9075 Cedros Ave, Panorama City CA Multifamily Investment
Neighborhood occupancy remains firm and renter demand is deep, according to CRE market data from WDSuite, positioning this asset class for stable cash flow if operations align with local pricing and retention dynamics.
Panorama City’s Urban Core setting (neighborhood rating B-) supports steady renter demand, with neighborhood occupancy around the high-90s and in the top quartile nationally. Median contract rents in the neighborhood have risen over the past five years, and median home values are elevated within Los Angeles County; together these conditions typically sustain pricing power for well-managed multifamily assets while requiring disciplined lease management.
Amenities are a relative strength: the neighborhood ranks well for restaurants, cafes, groceries, and pharmacies compared with many areas nationally, indicating daily convenience for residents. Park access is limited locally, which may modestly affect lifestyle appeal; owners may benefit from enhancing on-site common areas to offset the lack of nearby green space.
The housing stock skews renter-occupied, with a high renter concentration at the neighborhood level, signaling a broad tenant base for multifamily operators. The property’s 1995 vintage is newer than the neighborhood’s average construction year (late 1970s), suggesting comparatively modern layouts and systems; investors should still underwrite selective modernization to remain competitive against newer product.
Within a 3-mile radius, demographics show a slight population drift down alongside an increase in households and a projected decrease in household size, which can expand the renter pool and support occupancy stability. Median household incomes have grown meaningfully and are forecast to rise further, while forecasted rent levels also trend upward — dynamics that can sustain demand but warrant attention to affordability and renewal strategies.
Safety metrics present a mixed picture. The neighborhood a0ranks 358 out of 1,441 Los Angeles metro neighborhoods for reported crime, indicating higher incidence relative to many local areas. Nationally, however, indicators fall around the middle to better-than-average range, suggesting conditions that are comparatively more stable at the national scale.
Recent trend data is constructive: estimated violent and property offense rates show sharp year-over-year declines, placing the neighborhood among the stronger improvers across U.S. neighborhoods. Investors should remain prudent with security design and operating practices while recognizing that the direction of change has been favorable.
Nearby corporate offices provide diverse employment anchors that support renter demand and commuting convenience, including telecom, media and entertainment, life sciences, and insurance employers listed below.
- Charter Communications d telecom & cable (6.7 miles)
- Radio Disney d media (8.6 miles)
- Thermo Fisher Scientific d life sciences offices (8.9 miles)
- Disney d entertainment (9.1 miles) — HQ
- Farmers Insurance Exchange d insurance (9.2 miles) — HQ
This 33-unit, 1995-vintage asset sits in a renter-heavy Los Angeles neighborhood where occupancy is strong and amenity access is robust. Elevated neighborhood home values and a high value-to-income backdrop reinforce reliance on multifamily rentals, while top-quartile national occupancy supports the case for income stability. According to CRE market data from WDSuite, neighborhood rents and incomes have both advanced over the last five years, indicating capacity for sustained demand, provided operators calibrate renewals to local rent-to-income conditions.
The vintage is newer than the neighborhood average, which can aid competitive positioning versus older stock; targeted updates can unlock value-add potential and help capture demand from nearby employment nodes. Key watch items include affordability pressure (rent-to-income), limited park access, school quality, and relative-to-metro safety levels — factors best managed through amenity programming, resident services, and prudent underwriting.
- Occupancy strength and high renter concentration support a deep tenant base and leasing stability.
- 1995 vintage offers a competitive edge versus older neighborhood stock with room for selective value-add.
- Amenity-rich location near diverse employers underpins demand and retention potential.
- Elevated ownership costs locally reinforce multifamily demand and pricing power for well-operated assets.
- Risks: affordability pressure (rent-to-income), limited green space, lower school ratings, and metro-relative safety requiring focused operations.