Panorama City is eastern San Fernando Valley multifamily — almost entirely pre-1978, LA City RSO, and priced for a specific buyer pool that values steady cash flow more than appreciation. If you own in Panorama City, your building is probably trading into one of two theses: stabilized hold for reliable yield, or value-add reposition for operators willing to do the work.
Selling an apartment building here? Panorama City multifamily broker — Michael Sterman's record, comparables and process →
| Buildings closed | 5 |
| Units | 178 |
| Total volume | $26.4 million |
| Median price per unit | $136K |
| Range | $95K – $194K |
Median and range are drawn from the 5 Panorama City buildings in the Sterman Transaction Index — Michael Sterman's own closed book, not a market-wide estimate. Per-unit pricing tracks building size as much as location, so compare against buildings of similar unit count rather than against the submarket average.
| Address | Units | Price | Closed |
|---|---|---|---|
| 8616 Willis Ave | 53 | $10,275,000 | 2016-05 |
| 9041 Cedros Avenue | 25 | $2,850,000 | 2014-06 |
| 8801 Tobias Ave | 22 | $2,100,000 | 2013-11 |
| 8616 Willis Avenue | 53 | $7,200,000 | 2013-08 |
| 9261 Wakefield Avenue | 25 | $3,935,150 | 2013-07 |
Panorama City is dense, aging, and working-class. Most buildings are 1950s-1970s construction. LA City RSO applies to nearly all multifamily inventory. The tenant base is price-sensitive and relatively stable — turnover ...
Read the full seller's guide →Living in townPanorama City is an LA City neighborhood in the central San Fernando Valley, adjacent to Van Nuys and North Hills. Dense residential character with significant commercial activity along Van Nuys Boulevard.
See the full neighborhood profile →Closings5 Sterman Multifamily Group closings in Panorama City. See the full transaction record.
See all 5 Panorama City closings →FAQ4 common questions about selling an apartment building in Panorama City — answered.
Read the full FAQ →Panorama City is a working Valley multifamily submarket with steady local operator flow. Pricing reflects the Valley-floor cost structure; demand is durable from Kaiser and the broader central Valley employment base.
Michael Sterman will walk through comparables, buyer pool, and timing specific to your building — no obligation, no pitch.
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