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Panorama 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.
A San Fernando Valley neighborhood of the City of Los Angeles, in Council District 6, centered on Van Nuys Boulevard and bounded in practice by Roscoe Boulevard, Woodman Avenue and the streets around the 91402 ZIP code. Unlike most of the submarkets in this record, its edges were drawn on a drafting table rather than accumulated over time — it was laid out as a single planned community and still reads that way on a map.
A City of Los Angeles neighborhood, not a separate city — LA City rules, LA City taxes, LA City enforcement. It is also, by population density, the densest neighborhood in the San Fernando Valley: the 2010 census counted 69,817 residents in the 91402 ZIP code, at a median age of 30.1 and a median household income of $41,467. More than 55% of residents were born outside the United States, 52.1% in Mexico and 13.4% in El Salvador. That is a workforce-housing renter base, and it is the reason the buildings here are larger and the per-unit figures lower than anything on the Westside pages of this site.
Working-class and middle-class central Valley demographic — majority Latino, significant Filipino-American and Korean-American communities, multi-generational working families.
This is a large-building submarket. The apartment properties that trade here run in the twenties to the fifties of units rather than the single digits and low teens that define the Westside pages of this record, and they sit on land that costs a fraction of Westside land. The result shows in the per-unit figures on the closings page: Panorama City prices near the bottom of everything published here, on buildings several times larger. Those two facts are the same fact. A buyer here is buying income and scale, not land value, and the buyer pool reflects it — private capital and exchange money looking for unit count.
For what that looks like in practice: the 5 Panorama City apartment buildings in our own closed record run from 22 to 53 units, with a median of 25. See every one of them →
The neighborhood was built as a postwar package and the apartment stock followed the houses within a decade or two: two- and three-story walk-ups and garden courts from the 1950s and 1960s, on generous Valley lots with surface parking. Because effectively all of it predates 1 October 1978, Los Angeles rent stabilization applies across almost the entire multifamily inventory here. That is the opposite of the situation in a neighborhood built in waves either side of that date, and it makes the rent-roll question simpler and the upside question harder.
| Building | Year | Why it matters |
|---|---|---|
| Former Ohrbach's department store | 1955 | Designed by Welton Becket and Associates as the freestanding anchor of the original planned center. Now the Valley Indoor Swap Meet, and the clearest surviving piece of the 1948 masterplan's commercial ambition. |
| Panorama Mall | 1955 | Opened with The Broadway and five other stores; now anchored by Walmart. Still the neighborhood's retail center of gravity. |
| The Plant | The shopping center built on the site of the former General Motors Van Nuys Assembly plant — the single largest employer the area ever had, and its closure is the hinge the local economy turned on. |
No Historic Preservation Overlay Zone covers the neighborhood, which is a meaningful difference from the older submarkets in this record: the constraint on what an owner can do here is the rent-stabilization ordinance and the zoning, not a preservation board. Designation is still parcel-specific and individual buildings can carry their own status, so confirm any address against the city's records rather than assuming.
Retail along Van Nuys Boulevard. Kaiser Permanente Panorama City medical center is a major healthcare anchor. Residential service economy.
Bus service along Van Nuys, Roscoe, and Nordhoff. Primary freeway access via the 405 and 170.
Today the neighborhood is served by buses — Metro Rapid line 761, Metro Local lines 152, 158, 166, 167, 169 and 233, and LADOT DASH. The fact worth underwriting against is the East San Fernando Valley light rail line, scheduled to open in 2027 with stations at Van Nuys Boulevard and Nordhoff Street and at Van Nuys Boulevard and Roscoe Boulevard. Van Nuys Boulevard runs straight through this submarket. A rail station inside walking distance changes the tenant pool a building draws from, and unlike most things in an underwriting model this one has a published date attached to it.
LAUSD. Panorama High School and Van Nuys Middle School are primary public options.
LAUSD schools serving the area include Panorama High School at 8015 Van Nuys Boulevard, Vista Middle School at 15040 Roscoe Boulevard, Michelle Obama Elementary School at 8150 Cedros Avenue, and Cal Burke High School, a continuation school.
Kaiser Permanente Panorama City, Panorama Mall, The Plant shopping center.
Panorama Recreation Center, Sepulveda Basin (adjacent), Lake Balboa (adjacent).
| Park | What is there |
|---|---|
| Panorama Recreation Center | The neighborhood's main public recreation facility. |
| Sepulveda Recreation Center | Serves the eastern side of the area. |
Van Nuys Boulevard and Roscoe Boulevard host diverse restaurants reflecting the neighborhood's demographic mix. Panorama Mall and The Plant provide retail.
| Institution | Since | Detail |
|---|---|---|
| Kaiser Permanente Panorama City | Hospital and medical center at Woodman Avenue and Roscoe Boulevard. A large, non-cyclical employer inside the submarket, which supports a rental base that does not move with the construction or entertainment cycles that drive other parts of the city. | |
| LA Kings Valley Ice Center | Two-rink facility, formerly the Valley Skating Center. | |
| Mid-Valley Senior Citizen Center | Serves the wider mid-Valley area from within the neighborhood. |
Panorama City Neighborhood Council events. Kaiser Permanente community health programming.
Panorama City was one of the first pre-planned post-WWII communities in the United States, developed by Fritz B. Burns starting in 1948.
Represented by the Panorama City Neighborhood Council, certified on 15 March 2007, in Los Angeles City Council District 6.
Planned community developed in the 1940s-50s by Fritz B. Burns as a post-WWII suburban community. Originally marketed as a complete pre-planned town.
| Year | What happened |
|---|---|
| 1945 | Residential developer Fritz B. Burns and industrialist Henry J. Kaiser form Kaiser Community Homes. |
| 1948 | Panorama City is founded as the San Fernando Valley's first planned community, to a master plan by the architecture firm Wurdeman & Becket. Most of the original homes are bought with Federal Housing Administration loans or G.I. Bill financing. |
| 1955 | Panorama Mall opens with The Broadway and five other stores. A freestanding Ohrbach's, designed by Welton Becket and Associates, anchors the retail; the building now houses the Valley Indoor Swap Meet. |
| 2007 | The Panorama City Neighborhood Council is certified on 15 March. |
Every figure below is computed from the Sterman Multifamily Group’s own closed record in Panorama City — not from a market report. Price per door falls as buildings get bigger, which is why this is banded by size rather than given as one number: comparing a six-unit building to a forty-unit building on price per unit compares two different products. Across all 5 closings the median is $135,849 per unit.
| Building size | Closings | Median per unit | Range per unit |
|---|---|---|---|
| 11–25 units | 3 | $114,000 | $95,455 – $157,406 |
| 51+ units | 2 | $164,858 | $135,849 – $193,868 |
The largest closing in the Panorama City record is 8616 Willis Ave at $10,275,000 (53 units); the smallest is 8801 Tobias Ave at $2,100,000 (22 units). The record here runs from 2013 to 2016, and the busiest single year was 2013 with 3 closings.
How these figures are calculated, and what we do not claim →
These are Panorama City buildings the group closed, and then closed again for the next owner. The change between the two prices is what that specific building did over that specific hold — not a market average, and not a claim about what any other building will do. A short hold and a long hold are different transactions, so the period is shown alongside the number.
| Building | Units | First close | Second close | Held | Change |
|---|---|---|---|---|---|
| 8616 Willis Ave | 53 | 2013-08 · $7,200,000 | 2016-05 · $10,275,000 | 2 years | +43% |
These are the 26 Los Angeles submarkets where the group has closed the most buildings, on our own record rather than a published index. The spread is the reason a citywide per-unit figure is close to useless for pricing a specific building.
| Submarket | Buildings | Units | Median per unit | Size range |
|---|---|---|---|---|
| Hollywood | 24 | 562 | $282,589 | 3–75 |
| Koreatown | 21 | 465 | $158,958 | 4–96 |
| West Hollywood | 21 | 206 | $354,286 | 2–22 |
| Sherman Oaks | 17 | 349 | $237,708 | 6–47 |
| Palms | 13 | 337 | $296,875 | 7–118 |
| Glendale | 12 | 224 | $258,854 | 5–92 |
| Van Nuys | 12 | 380 | $171,801 | 4–68 |
| North Hollywood | 11 | 191 | $271,429 | 5–46 |
| Santa Monica | 8 | 100 | $616,667 | 3–27 |
| Reseda | 8 | 506 | $156,639 | 10–138 |
| West Los Angeles | 6 | 62 | $575,000 | 7–16 |
| Hancock Park | 6 | 129 | $230,519 | 7–35 |
| Los Feliz | 5 | 123 | $225,000 | 6–48 |
| Panorama City | 5 | 178 | $135,849 | 22–53 |
| Fairfax | 5 | 31 | $425,000 | 3–13 |
| Burbank | 4 | 47 | $298,917 | 10–15 |
| Toluca Lake | 4 | 84 | $337,625 | 5–40 |
| Mid-City | 4 | 26 | $256,458 | 6–8 |
| Valley Village | 4 | 81 | $263,472 | 9–34 |
| Pacoima | 4 | 282 | $153,691 | 52–100 |
| Silverlake | 3 | 38 | $243,333 | 10–16 |
| Venice | 3 | 30 | $425,000 | 3–17 |
| Mar Vista | 3 | 21 | $354,167 | 5–10 |
| Studio City | 3 | 51 | $322,857 | 5–39 |
| Tarzana | 3 | 266 | $229,661 | 30–118 |
| Winnetka | 3 | 90 | $250,000 | 12–52 |
The place facts on this page — founding dates, acreages, opening years, boundaries — were checked against these sources on 2026-09-09. The closing figures are computed from the group’s own transaction archive. Where two sources disagreed on a number, the claim is stated only to the level both support.
A San Fernando Valley neighborhood of the City of Los Angeles, in Council District 6, centered on Van Nuys Boulevard and bounded in practice by Roscoe Boulevard, Woodman Avenue and the streets around the 91402 ZIP code. Unlike most of the submarkets in this record, its edges were drawn on a drafting table rather than accumulated over time — it was laid out as a single planned community and still reads that way on a map.
A City of Los Angeles neighborhood, not a separate city — LA City rules, LA City taxes, LA City enforcement. It is also, by population density, the densest neighborhood in the San Fernando Valley: the 2010 census counted 69,817 residents in the 91402 ZIP code, at a median age of 30.1 and a median household income of $41,467.
The neighborhood was built as a postwar package and the apartment stock followed the houses within a decade or two: two- and three-story walk-ups and garden courts from the 1950s and 1960s, on generous Valley lots with surface parking. Because effectively all of it predates 1 October 1978, Los Angeles rent stabilization applies across almost the entire multifamily inventory here. That is the opposite of the situation in a neighborhood built in waves either side of that date, and it makes the rent-roll question simpler and the upside question harder.
No Historic Preservation Overlay Zone covers the neighborhood, which is a meaningful difference from the older submarkets in this record: the constraint on what an owner can do here is the rent-stabilization ordinance and the zoning, not a preservation board. Designation is still parcel-specific and individual buildings can carry their own status, so confirm any address against the city's records rather than assuming.
Across the 5 Panorama City buildings in the Sterman Multifamily Group’s own closed record, the median is $135,849 per unit, on buildings ranging from 22 to 53 units. Price per door falls as buildings get larger, so the figure for a specific building depends on its size, vintage and in-place rents.
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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