| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9238 N Wakefield Ave, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 1986 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9238 N Wakefield Ave, Panorama City 39-Unit Multifamily
Neighborhood occupancy is high and renter concentration is strong, supporting stable demand around Panorama City, according to WDSuite’s CRE market data. Investors should view this asset as positioned for durable leasing in a renter-heavy pocket of Los Angeles.
Located in Los Angeles’ Panorama City Urban Core, the property sits in a neighborhood rated B and ranked 568 out of 1,441 metro neighborhoods. Occupancy in the neighborhood is 97.8%, placing it in the top quartile among Los Angeles-Long Beach-Glendale neighborhoods and above many U.S. areas for stability, based on CRE market data from WDSuite.
Daily-life amenities are a relative strength: restaurants and groceries score in very high national percentiles, with pharmacies also well represented. Café density is also strong. Park access is limited, which may matter for some tenants; counterbalancing that, the dense retail and services footprint supports convenience-driven living typical of workforce renters.
The housing stock skews renter-occupied (about seven in ten housing units renter-occupied at the neighborhood level), indicating depth in the tenant base and consistent leasing velocity for multifamily. Median contract rents in the area have trended upward over the last five years, reinforcing pricing power where unit quality and management execution are competitive.
Within a 3-mile radius, households have grown while overall population has edged down, pointing to smaller household sizes and a shifting mix that can expand the renter pool. Forward-looking data shows continued household growth alongside rising incomes, which typically supports occupancy stability and renewals. School ratings in the neighborhood are below national averages, which is a consideration for family-oriented demand, but not a primary driver for most workforce multifamily.
The asset was built in 1986, a bit newer than the neighborhood’s average vintage. That positioning can be competitive versus older local stock, though investors should plan for modernization of interiors and building systems as part of a value-add or capital maintenance strategy.
Safety metrics trend comparatively favorable for the metro and solid versus national peers. The neighborhood’s crime rank is 415 out of 1,441 in the Los Angeles-Long Beach-Glendale metro, indicating performance above the metro median and competitive among Los Angeles neighborhoods. Nationally, it sits around the mid-70s percentile for safety, better than many urban core locations.
Recent trends show notable improvement: estimated violent and property offense rates declined sharply year over year, according to WDSuite’s CRE market data. While conditions can vary by block and over time, the directional improvement supports renter retention and leasing narratives focused on stability.
Proximity to major media, entertainment, science, and insurance employers supports a broad commuter tenant base and helps underpin retention. Nearby anchors include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications — telecommunications & media offices (6.5 miles)
- Radio Disney — media & entertainment offices (8.5 miles)
- Disney — media & entertainment (9.0 miles) — HQ
- Thermo Fisher Scientific — life sciences offices (9.3 miles)
- Farmers Insurance Exchange — insurance (9.6 miles) — HQ
This 39-unit, 1986-vintage asset in Panorama City benefits from a renter-heavy neighborhood with occupancy near the top quartile among Los Angeles-Long Beach-Glendale neighborhoods. Strong amenity density (restaurants, groceries, pharmacies) supports urban convenience, while elevated ownership costs in the area tend to sustain reliance on multifamily rentals. According to CRE market data from WDSuite, neighborhood rents have risen over the last five years and occupancy remains sturdy, positioning well-managed assets for stable cash flow.
Within a 3-mile radius, households are increasing and incomes are rising even as population trends soften, pointing to smaller household sizes and a broader renter pool over time. The 1986 construction is slightly newer than local averages, offering competitive positioning versus older stock; targeted upgrades and system modernization can further enhance leasing and renewal outcomes. Key watch items include rent-to-income pressures, limited park access, and below-average school ratings, which call for attentive lease management and amenity programming.
- Renter-heavy neighborhood with top-quartile metro occupancy supports durable leasing
- Dense retail and services footprint underpins convenience and tenant retention
- 1986 vintage offers competitive positioning with value-add and modernization upside
- Household and income growth within 3 miles expand the tenant base over time
- Risks: affordability pressure (rent-to-income), limited parks, and below-average school ratings