| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9640 Van Nuys Blvd, Panorama City, CA, 91402, US |
| Region / Metro | Panorama City |
| Year of Construction | 2008 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9640 Van Nuys Blvd, Panorama City Multifamily
Neighborhood occupancy is strong and renter demand is supported by a high share of renter-occupied units and dense amenities, according to WDSuite’s CRE market data. Investors should view this as a stabilized, workforce-friendly location with competitive positioning versus older local stock.
Panorama City sits in the Los Angeles-Long Beach-Glendale metro and carries a B neighborhood rating with an Urban Core profile. The area’s amenity density is a differentiator: restaurants and grocery options rank in the upper tier nationally, helping support daily convenience and leasing appeal. The neighborhood’s occupancy stands in the upper national quartile and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (rank measured against 1,441 metro neighborhoods), indicating stable in-place renter demand rather than reliance on transient lease-up activity.
The property’s 2008 construction is newer than the neighborhood’s average vintage (1982), positioning it favorably against older stock. This generally supports rentability and reduces near-term capital exposure compared with pre-1990 assets, while still leaving room for targeted modernization over a long hold.
Tenure data points to depth in the renter base: renter-occupied housing accounts for a high share of units locally, which supports demand for multifamily and contributes to occupancy stability. Within a 3-mile radius, households have increased over the past five years and are projected to continue rising, even as average household size trends lower; together, these dynamics suggest a broader tenant base and ongoing need for rental units.
Home values in the neighborhood are elevated relative to local incomes (high value-to-income ratios), creating a high-cost ownership market that tends to reinforce reliance on multifamily housing. At the same time, rent-to-income levels point to some affordability pressure, which places a premium on renewal strategy and lease management to protect retention. School ratings trend below national averages and park access is limited, which may modestly narrow the family-renter segment; however, overall amenity access (cafes, pharmacies, groceries) remains a clear strength that supports day-to-day livability and leasing.
Relative to neighborhoods nationwide, this area’s safety profile is in the top quartile, and it is above the metro median when compared with 1,441 Los Angeles-Long Beach-Glendale neighborhoods. Recent year-over-year data shows notable declines in both violent and property offenses, signaling an improving trend rather than a one-off fluctuation.
Investors should treat safety as a neighborhood-level context, not a property-specific assessment. Continued monitoring is warranted, but the comparative positioning and recent directional improvement support leasing stability and renewal efforts.
Proximity to large entertainment, communications, insurance, and life sciences employers supports workforce housing demand and commute convenience for tenants. Key nearby employers include Charter Communications, Radio Disney, Disney, Thermo Fisher Scientific, and Farmers Insurance Exchange.
- Charter Communications — telecommunications (6.8 miles)
- Radio Disney — entertainment media (8.9 miles)
- Disney — entertainment (9.4 miles) — HQ
- Thermo Fisher Scientific — life sciences (9.5 miles)
- Farmers Insurance Exchange — insurance (9.7 miles) — HQ
9640 Van Nuys Blvd is an 81-unit, 2008-vintage asset averaging roughly 757 square feet per unit, offering relative competitiveness versus the neighborhood’s older 1980s-era stock. Neighborhood occupancy ranks in the upper national quartile, and a high renter-occupied share points to a deep tenant base. Elevated ownership costs in the area support sustained reliance on rentals, while dense daily amenities strengthen leasing and renewal prospects. According to CRE market data from WDSuite, these fundamentals align with above-median metro positioning on occupancy and amenity access.
Forward-looking demand is supported by household growth within a 3-mile radius and a projected increase in incomes, which can underpin rentability. Key risks to underwrite include measured affordability pressure (rent-to-income), limited park access, and below-average school ratings, which call for thoughtful renewal strategies and amenity programming to maintain retention.
- Newer 2008 vintage versus local average, with potential to outperform older stock
- Upper-quartile neighborhood occupancy supports income stability
- Dense groceries, restaurants, and services enhance leasing appeal and renewal odds
- High-cost ownership market reinforces renter reliance on multifamily
- Risks: affordability pressure, limited park access, and softer school ratings