| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 47th | Fair |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11454 186th St, Artesia, CA, 90701, US |
| Region / Metro | Artesia |
| Year of Construction | 1973 |
| Units | 50 |
| Transaction Date | 2012-06-14 |
| Transaction Price | $9,768,597 |
| Buyer | EAVES ARTESIA LP |
| Seller | WB NNC PLAZA DEL VERDE OWNER LLC |
11454 186th St Artesia Multifamily Investment
Steady renter demand and strong neighborhood amenities support income durability, according to WDSuite’s CRE market data. Neighborhood-level occupancy and renter-occupied housing dynamics point to a stable tenant base relative to the broader Los Angeles metro.
This Urban Core location in Artesia ranks among the stronger pockets of the Los Angeles metro, with an A- neighborhood rating and a position in the top quartile among 1,441 metro neighborhoods. Amenity access is a standout: restaurants and grocery options score near the top nationally, reinforcing day-to-day convenience that supports leasing and retention.
Neighborhood metrics indicate a sizable renter-occupied housing base, suggesting depth for multifamily demand and potential absorption resiliency. At the same time, neighborhood occupancy trends sit near the metro average, a constructive baseline for maintaining stabilized operations while focusing on lease management and renewals.
Within a 3-mile radius, household counts have inched higher and are projected to expand further by the next five-year window, even as total population drifts slightly lower. This points to smaller household sizes and a larger renter pool over time, which can support occupancy stability and broaden the prospective tenant base for workforce-oriented units.
Elevated home values relative to incomes (top-percentile nationally) characterize a high-cost ownership market. For investors, this typically sustains reliance on rental options and can support pricing power, though careful attention to rent-to-income levels is warranted for retention and renewals. Convenience amenities are a differentiator here: grocery access, cafes, parks, and pharmacies all score in the top deciles nationally, which enhances neighborhood livability and helps properties compete against older stock across the metro.
Safety indicators are mixed when benchmarked against the region and nation. The neighborhood s crime rank sits below the metro median (ranked 897 among 1,441 Los Angeles-area neighborhoods), signaling comparatively higher reported crime than more competitive LA sub-areas. Nationally, safety measures land below mid-range as well.
Recent trends, however, show improvement: both violent and property offense rates have declined year over year. For investors, this trajectory suggests risk management should emphasize lighting, access control, and routine monitoring, while recognizing that improving trends can aid resident retention and leasing confidence over time.
Nearby employers span telecommunications, auto parts distribution, industrial gases, public safety/defense services, and beverage bottling, supporting a diverse workforce renter base and commute convenience for residents.
- Time Warner Business Class telecommunications (1.7 miles)
- LKQ auto parts distribution (4.3 miles)
- Airgas industrial gases (4.8 miles)
- Raytheon Public Safety RTC defense & public safety services (4.8 miles)
- Coca-Cola Downey beverages (5.4 miles)
Positioned in an amenity-rich Urban Core pocket of Artesia, the property benefits from a deep renter base and neighborhood occupancy that trends near the Los Angeles metro average. High-cost ownership dynamics in the immediate area reinforce reliance on rentals, while convenience retail and services strengthen day-to-day livability and support lease retention according to CRE market data from WDSuite.
Looking ahead, 3-mile demographics point to growth in households even as population edges lower, implying smaller household sizes and a gradually expanding renter pool that can underpin occupancy stability. The principal watch items are affordability pressures (elevated rent-to-income ratios) and safety performance relative to the metro, which call for disciplined rent setting and asset management.
- Amenity-rich Urban Core location with top-tier grocery and dining access that supports leasing and retention.
- Neighborhood occupancy near metro averages, providing a stable operating baseline.
- 3-mile household growth and smaller household sizes indicate a broader renter pool over time.
- High-cost ownership market helps sustain rental demand and pricing power.
- Risks: affordability pressure and below-metro safety metrics require disciplined rent and operations management.