| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 30th | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4324 Florence Ave, Bell, CA, 90201, US |
| Region / Metro | Bell |
| Year of Construction | 1997 |
| Units | 72 |
| Transaction Date | 1994-01-18 |
| Transaction Price | $750,000 |
| Buyer | SENIOR CITIZENS HOUSING DEVELOPMENT CORP |
| Seller | BELL COMMUNITY REDEVELOPMENT AGENCY |
4324 Florence Ave Bell CA 72-Unit Multifamily
Neighborhood data points to durable renter demand, with renter-occupied housing prevalent and occupancy conditions historically stable in this part of Southeast LA, according to WDSuite’s CRE market data. Elevated ownership costs at the metro level further support multifamily retention dynamics in Bell’s urban core.
Bell’s Urban Core setting offers everyday convenience and steady demand drivers for workforce housing. The neighborhood posts an occupancy environment that has been resilient over time and sits in the top quartile nationally for stability, while renter-occupied housing accounts for a substantial share of units—supporting a deeper tenant base for a 72-unit asset. The broader neighborhood is rated B- and ranks 706 out of 1,441 Los Angeles metro neighborhoods, placing it above the metro median.
Amenity access is a relative strength. Dining and daily-needs retail are well represented (restaurants and cafes score in the top decile nationally; pharmacy and grocery density are also strong), which can aid leasing velocity and resident retention. Park access is limited within the neighborhood, so on-site common areas and nearby private recreation options may matter more for resident satisfaction.
Home values in the neighborhood are elevated versus national norms, and the value-to-income ratio sits near the highest percentiles nationwide. In a high-cost ownership market, multifamily housing tends to capture households who remain renters longer, supporting occupancy stability and pricing power for well-maintained product.
Within a 3-mile radius, demographics show a modest population contraction in recent years but a small increase in household counts, indicating smaller average household sizes and potential renter pool diversification. Looking ahead to 2028, households are projected to continue increasing even as population trends are flat to slightly negative—an investor-relevant dynamic that can expand the addressable tenant base and support consistent absorption, based on CRE market data from WDSuite.
Vintage context: the average neighborhood construction year skews older (mid-20th century), while this property was built in 1997. Newer relative vintage can be a competitive advantage versus older stock, though investors should still underwrite for selective modernization and system updates typical of late-1990s construction.
Safety indicators compare favorably in several dimensions when viewed against national benchmarks. Overall crime levels rank above the national average for safety, and property-related offenses are in the top quartile nationally (safer), according to WDSuite’s CRE market data. Year over year, estimated property offense rates have declined sharply, while violent offense rates have improved modestly—signals that can support leasing confidence and resident retention.
Within the Los Angeles metro, the neighborhood’s crime profile is competitive among peer areas rather than an outlier. Investors should consider block-by-block variation as part of site-level diligence, but the multi-year trend and national-percentile positioning suggest a broadly stable operating environment for multifamily.
Nearby employers span beverages, aerospace/public safety, industrial gases, metals, and real estate services—providing diverse job centers that help sustain renter demand and commute convenience for workforce tenants.
- Coca-Cola Downey — beverages (4.5 miles)
- Raytheon Public Safety RTC — defense & public safety (5.1 miles)
- Airgas — industrial gases (6.2 miles)
- Reliance Steel & Aluminum — metals & distribution (6.6 miles) — HQ
- CBRE Group — real estate services (6.7 miles) — HQ
4324 Florence Ave offers scale in an infill Los Angeles County location where renter concentration is high and neighborhood occupancy conditions have been comparatively steady. The property’s 1997 vintage is newer than much of the surrounding housing stock, positioning it competitively versus older assets while still warranting targeted modernization to drive rent premiums. Elevated home values in the area reinforce reliance on multifamily housing, supporting depth of demand and potential pricing power for a well-executed value-add or hold strategy.
Household formation within a 3-mile radius has edged upward despite flat-to-soft population trends, and forward-looking projections indicate additional increases in household counts through 2028—expanding the tenant base and supporting occupancy stability. Amenity density (food, pharmacy, and grocery access) further strengthens livability and leasing prospects, according to CRE market data from WDSuite.
- Infill LA County location with high renter-occupied share and historically resilient neighborhood occupancy
- 1997 construction offers a competitive edge vs. older local stock, with scope for selective renovations
- Elevated ownership costs locally support multifamily demand depth and potential pricing power
- 3-mile household counts projected to rise through 2028, supporting leasing and retention
- Risks: limited neighborhood park access, soft population trend, and affordability pressure requiring disciplined lease management