| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 47th | Fair |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11562 186th St, Artesia, CA, 90701, US |
| Region / Metro | Artesia |
| Year of Construction | 1973 |
| Units | 29 |
| Transaction Date | 2022-03-04 |
| Transaction Price | $16,010,000 |
| Buyer | NNC/WP 186TH STREET LLC |
| Seller | LOS CERRITOS V AND C LP |
11562 186th St Artesia 29-Unit Multifamily Opportunity
Neighborhood occupancy trends sit in the low 90s, and elevated ownership costs reinforce renter reliance on multifamily housing, according to CRE market data from WDSuite. Dense retail, grocery, and childcare access further supports day-to-day livability that can aid leasing and retention.
This Urban Core location ranks 246 out of 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods, placing it competitive among Los Angeles neighborhoods for overall investment fundamentals. Amenity access is a standout: restaurant and grocery density are among the highest nationally, with parks, pharmacies, and childcare options also scoring in the upper percentiles. For investors, this concentration of daily-needs retail tends to bolster renter convenience and support retention.
Neighborhood rents benchmark toward the high end versus national norms, while occupancy is around the low-90% range based on WDSuite’s CRE market data. The neighborhood’s renter concentration sits near half of housing units being renter-occupied, indicating a sizable tenant base while still coexisting with established ownership stock. In a high-cost ownership market, this balance often supports leasing depth without over-reliance on transient demand.
Within a 3-mile radius, population has been relatively flat while household counts have edged higher and are projected to rise further through the forecast period. Smaller average household sizes contribute to a gradual expansion of households, which can translate into a larger tenant base even when population growth is muted. Incomes have climbed meaningfully and are projected to continue rising, which supports rent levels; however, investors should manage affordability pressure thoughtfully to sustain occupancy stability.
Schools in the area are modestly above the national median, and the neighborhood’s housing indicators score above many peers nationally. Elevated home values and a high value-to-income ratio signal a high-cost ownership market — a backdrop that tends to sustain rental demand and can aid lease retention for well-managed multifamily assets.
Safety metrics for the neighborhood track around the national middle overall, with violent and property incident rates sitting below national medians but showing year-over-year improvements. According to WDSuite’s CRE market data, both violent and property categories have trended down over the past year, which is constructive for long-term risk management even if current levels are not top-tier.
Relative to the Los Angeles-Long Beach-Glendale metro, the neighborhood is not among the top-ranked for safety, but the downward trend in incident rates provides a cautious positive signal. Investors should underwrite with standard operational safeguards and consider that improving trend lines can support leasing confidence over time.
Nearby employers span telecommunications, industrial distribution, defense-related offices, and beverage operations. This mix provides a diversified employment base that can support renter demand through commute convenience and varied wage bands: Time Warner Business Class, LKQ, Airgas, Raytheon Public Safety RTC, and Coca-Cola Downey.
- Time Warner Business Class — telecommunications services (1.6 miles)
- LKQ — auto parts distribution (4.2 miles)
- Airgas — industrial gases (4.9 miles)
- Raytheon Public Safety RTC — defense & public safety offices (4.9 miles)
- Coca-Cola Downey — beverage operations (5.4 miles)
11562 186th St offers investors exposure to an amenity-rich pocket of Artesia where neighborhood fundamentals are competitive within the Los Angeles metro and supported by dense daily-needs retail. Occupancy in the low 90s and a renter concentration near half of housing units point to a durable tenant base, while high-cost ownership conditions help sustain rental demand and lease retention. According to CRE market data from WDSuite, neighborhood rents benchmark at the higher end versus national norms, aligning with above-average household incomes in the surrounding 3-mile radius.
Forward-looking dynamics are constructive: household counts in the 3-mile radius are projected to grow even as household sizes edge lower, expanding the renter pool over time. The combination of strong amenity access and diversified nearby employment supports steady leasing, though investors should underwrite for affordability pressure and maintain focus on operational execution to preserve occupancy stability.
- Competitive neighborhood rank within the Los Angeles metro supports long-term leasing fundamentals
- Dense retail, grocery, and childcare access enhances livability and renter retention
- High-cost ownership market reinforces demand for multifamily rentals
- 3-mile household growth and rising incomes expand the tenant base and support rent levels
- Risk: affordability pressure and mid-pack safety metrics require attentive lease and operations management