| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 27th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6850 Florence Ave, Bell Gardens, CA, 90201, US |
| Region / Metro | Bell Gardens |
| Year of Construction | 1992 |
| Units | 75 |
| Transaction Date | 2016-10-01 |
| Transaction Price | $7,950,000 |
| Buyer | WESTMINSTER COURT LP |
| Seller | WESTMINSTER COURT |
6850 Florence Ave Bell Gardens Multifamily Investment
This 75-unit property built in 1992 benefits from strong neighborhood-level occupancy of 98.1%, ranking in the top quartile nationally. The area's 57.4% renter share supports sustained rental demand according to CRE market data from WDSuite.
Bell Gardens offers a stable rental market with neighborhood-level occupancy at 98.1%, placing it in the 90th national percentile among comparable neighborhoods. The area maintains a 57.4% renter-occupied housing share, ranking in the 93rd national percentile nationwide, indicating strong structural rental demand that supports consistent tenant pools.
Demographics within a 3-mile radius show household income growth of 37.9% over five years, reaching a median of $76,986. Projections indicate continued income growth of 42.6% through 2028, potentially reaching $109,816 median household income. This income trajectory, combined with contract rents at $1,601 median, suggests improving tenant affordability and retention prospects.
The property's 1992 construction year aligns closely with the neighborhood average of 1959, positioning it as newer vintage that may require less immediate capital expenditure compared to older area stock. Home values averaging $593,908 with 58.7% appreciation over five years maintain elevated ownership costs that reinforce rental demand and support multifamily positioning.
Amenity access remains limited with minimal retail density, though the area features 2.1 parks per square mile, ranking in the 94th national percentile. The urban core location provides transit connectivity while the high occupancy rates suggest tenants find the location suitable despite lower commercial amenity density.
Crime data for this neighborhood is not available in current datasets, limiting direct safety comparisons within the Los Angeles metro area. Investors should conduct independent due diligence on local crime trends and consider consulting municipal crime statistics and recent incident reports when evaluating security considerations for this urban core location.
The Bell Gardens area benefits from proximity to major corporate employers that support workforce housing demand, with several Fortune 500 companies and regional headquarters within commuting distance.
- Coca-Cola Downey — beverage manufacturing (2.2 miles)
- Raytheon Public Safety RTC — defense & technology (2.8 miles)
- International Paper — industrial manufacturing (4.2 miles)
- Edison International — utilities HQ (7.5 miles)
- CBRE Group — commercial real estate services HQ (8.8 miles)
This 75-unit property presents stable cash flow fundamentals anchored by exceptional neighborhood occupancy metrics and sustained rental demand. The 98.1% local occupancy rate, ranking in the 90th national percentile, indicates strong tenant retention in an area where 57.4% of housing units are renter-occupied. Built in 1992, the property offers newer vintage positioning compared to neighborhood averages while avoiding the premium associated with new construction.
Demographic trends within the 3-mile radius support long-term rental demand, with projected household income growth of 42.6% through 2028 and forecast rent growth of 38%. Home values exceeding $590,000 with continued appreciation reinforce rental market positioning as ownership costs remain elevated relative to area incomes.
- Exceptional 98.1% neighborhood occupancy ranking in top 10% nationally
- Strong renter-occupied housing share at 57.4% supports demand depth
- 1992 construction offers modern amenities with manageable capital needs
- Projected 42.6% household income growth through 2028 supports rent growth
- Risk consideration: Limited retail amenities may affect tenant satisfaction and renewals