| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 13th | Poor |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5203 Live Oak St, Bell, CA, 90201, US |
| Region / Metro | Bell |
| Year of Construction | 2000 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5203 Live Oak St Bell Multifamily Investment
Tight neighborhood occupancy and a deep renter base point to durable leasing, according to WDSuite’s CRE market data.
Located in Bell, California within the Los Angeles metro, the property benefits from Urban Core dynamics that favor multifamily demand. Neighborhood occupancy is among the strongest in the metro and sits in the top quartile nationally, supporting pricing resiliency and lower downtime risk. The area skews heavily toward renter-occupied housing, indicating a large tenant pool and steady leasing velocity for mid-size assets.
Daily-needs access is a relative strength: grocery and park availability rank high versus neighborhoods nationwide, while cafes and pharmacies are thinner locally. For investors, this mix suggests convenience for essentials and recreation with some amenity gaps that value-add sponsors can offset through on-site offerings or partnerships.
Rent levels in the neighborhood trend above national norms and have grown over the past five years, while median home values sit well above national percentiles. In a high-cost ownership market, elevated purchase prices typically reinforce reliance on multifamily housing, which can support lease retention and occupancy stability. School ratings are below national averages, which may concentrate demand among workforce renters rather than school-driven movers.
Demographic statistics are aggregated within a 3-mile radius and show modest population contraction alongside stable-to-rising household counts and smaller average household sizes over time. That shift can expand the renter pool and support absorption. The property’s 2000 vintage is newer than the neighborhood’s older housing stock, offering relative competitiveness versus mid-century buildings; targeted modernization of systems and finishes can further enhance positioning.
Safety indicators are mixed relative to metro peers and national benchmarks. Overall crime performance sits near the middle nationally, indicating neither an outlier risk nor a standout strength compared with neighborhoods across the country.
Recent trends are constructive: both property and violent offense rates have declined year over year, which supports leasing stability and resident retention. However, current violent offense levels remain below the national safety median, so underwriting should include prudent security measures and tenant screening typical for Urban Core assets in the Los Angeles-Long Beach-Glendale metro.
Nearby employers provide a diversified workforce draw that supports renter demand and commute convenience, including Coca-Cola, Raytheon Public Safety RTC, Airgas, International Paper, and Reliance Steel & Aluminum.
- Coca-Cola Downey — beverages (3.6 miles)
- Raytheon Public Safety RTC — defense & public safety (4.2 miles)
- Airgas — industrial gases (5.9 miles)
- International Paper — packaging & paper (5.9 miles)
- Reliance Steel & Aluminum — metals & distribution (7.3 miles) — HQ
This 40-unit asset built in 2000 offers relative vintage advantage in an older Los Angeles Urban Core neighborhood, supporting competitive positioning versus mid-century stock while leaving room for targeted renovations to drive NOI. Tight neighborhood occupancy and a high concentration of renter-occupied units point to durable demand and leasing stability; according to CRE market data from WDSuite, local occupancy trends remain among the strongest in the metro and compare favorably nationwide.
Within a 3-mile radius, households are increasing even as population edges down, reflecting smaller household sizes and a potentially larger renter pool. Elevated home values in the area reinforce reliance on multifamily housing, which can aid retention and pricing power. Underwriting should account for affordability pressure and mixed-but-improving safety metrics common to Urban Core submarkets.
- 2000 vintage offers competitive edge versus older neighborhood stock with value-add upside
- Tight neighborhood occupancy and deep renter base support leasing stability
- High-cost ownership market reinforces multifamily demand and potential retention
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: affordability pressure and mid-pack safety require prudent lease and security management