| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 16th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7004 E Gage Ave, Bell Gardens, CA, 90201, US |
| Region / Metro | Bell Gardens |
| Year of Construction | 1989 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7004 E Gage Ave Bell Gardens Multifamily Investment
Neighborhood occupancy is high and renter demand is durable, according to WDSuite’s CRE market data, supporting stable leasing for a 75-unit asset. Homeownership costs in Los Angeles County remain elevated, which typically sustains the renter pool and aids renewal retention.
The property sits in an Urban Core pocket of Bell Gardens with strong day-to-day convenience: grocery and parks density rank in the upper range locally, and restaurants are plentiful. School ratings in the neighborhood are low on average, which some families weigh in leasing decisions, but proximity to services and commutes can offset for workforce renters.
Occupancy in the neighborhood is very tight and has trended up over the last five years, indicating resilient demand for rental units. The share of neighborhood housing units that are renter-occupied is high, signaling a deep tenant base and supporting leasing velocity for multifamily. Based on multifamily property research from WDSuite, this combination usually underpins stable cash flow when paired with disciplined lease management.
Vintage context matters: the asset’s 1989 construction is newer than the neighborhood’s older housing stock (average mid-1950s), which can improve competitive positioning versus nearby Class C inventory. Investors should still underwrite typical late-1980s building systems and common-area refresh needs to maintain curb appeal and mitigate near-term capex exposure.
Within a 3-mile radius, population has edged down slightly while household counts have increased and are projected to rise further, implying smaller household sizes and a potential broadening of the renter pool. Median household incomes have grown materially and are expected to continue rising, which supports rent collections and helps manage affordability pressure. Elevated local home values relative to incomes point to a high-cost ownership market, which often reinforces reliance on multifamily housing and can aid lease retention.
Safety indicators should be evaluated in context. Compared with neighborhoods nationwide, the area trends above average on overall safety measures, with violent and property offense rates positioned in the stronger national percentiles. Within the Los Angeles-Long Beach-Glendale metro, conditions track near the middle of the pack, and recent data show violent incidents declining year over year, while property crime requires ongoing monitoring and standard security practices.
For investors, the takeaway is to budget for routine safety-focused site management (lighting, access control, and vendor coordination) while recognizing that the neighborhood’s national standing is comparatively favorable and trending stable.
Nearby employment anchors span consumer goods, aerospace/public safety, industrial packaging, and utilities, supporting workforce housing demand and convenient commutes for residents. The list below highlights key employers proximate to the neighborhood.
- Coca-Cola Downey — consumer goods (2.6 miles)
- Raytheon Public Safety RTC — defense & aerospace (3.1 miles)
- International Paper — industrial packaging (3.6 miles)
- Edison International — utilities (6.4 miles) — HQ
- Airgas — industrial gases (6.5 miles)
7004 E Gage Ave offers a 75-unit foothold in a renter-heavy Urban Core location where neighborhood occupancy is strong and homeownership remains costly, supporting durable multifamily demand. The 1989 vintage is comparatively newer than much of the surrounding stock, which can enhance competitive positioning with measured value-add to interiors and common areas. According to commercial real estate analysis from WDSuite, neighborhood rents and incomes have trended upward, while a rising household count within 3 miles points to a wider tenant base and supports occupancy stability.
Key considerations include low neighborhood school ratings that may reduce appeal for some family renters and property crime that warrants standard on-site security measures. Even so, the combination of high neighborhood occupancy, a large renter-occupied share, and proximity to diversified employers underpins steady leasing fundamentals with operational focus.
- Tight neighborhood occupancy and a deep renter-occupied base support leasing stability
- 1989 construction offers relative competitiveness versus older local stock with targeted value-add upside
- Elevated ownership costs in the area reinforce reliance on rentals and renewal potential
- Proximity to diversified employers supports workforce demand and commute convenience
- Risks: low school ratings and ongoing property-crime management require proactive operations