| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 39th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10427 Artesia Blvd, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1987 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10427 Artesia Blvd, Bellflower Multifamily with Durable Renter Demand
Neighborhood occupancy is high and renter demand is deep, according to WDSuite’s CRE market data, supporting stable operations for a 100-unit asset in a high-cost ownership market. Elevated home values in Los Angeles County help sustain leasing velocity at the neighborhood level rather than at this specific property.
The property sits in Bellflower’s Urban Core with a neighborhood rating of B, where occupancy trends are strong (top quartile nationally) and renter concentration is elevated. With 59.7% of housing units renter-occupied, the area offers a sizable tenant base that can support multifamily absorption and retention through cycles.
Local amenities skew toward daily needs. Grocery and restaurant density rank near the top of national comparisons (both around the upper percentiles), while parks and cafes are limited within the immediate neighborhood. For investors, this mix typically favors workforce-oriented demand and consistent day-to-day convenience over lifestyle-driven premiums.
Within a 3-mile radius, demographics show a modest dip in population over the last five years alongside a small increase in households and a projected decrease in average household size. This points to a stable or slightly expanding renter pool over time, which can help support occupancy and leasing even if population growth is flat. Median contract rents have risen historically and are projected to continue increasing at the 3-mile level, aligning with broader Los Angeles trends.
Ownership costs in the surrounding area are high relative to incomes (home values rank in the top national percentiles), which typically reinforces reliance on rental housing and can bolster pricing power and lease retention for well-managed assets. Neighborhood rents sit above national norms yet remain supported by median household incomes; this balance suggests manageable affordability pressure for many renters, aiding renewal probabilities and cash flow stability.
Relative to the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, this area’s safety profile is below the metro median and sits around the lower national percentiles. That positioning calls for routine risk management and security best practices common to urban Southern California assets.
Recent trends are mixed: according to WDSuite’s CRE market data, estimated property crime has edged down year over year, while estimated violent crime increased over the same period. Investors should underwrite to current conditions, compare against nearby submarkets, and consider measures that support resident comfort and retention.
Proximity to regional employers supports workforce housing demand and commute convenience, including telecommunications, industrial gases, defense/public safety, beverage distribution, and healthcare administration listed below.
- Time Warner Business Class — telecommunications (2.9 miles)
- Airgas — industrial gases (3.3 miles)
- Raytheon Public Safety RTC — defense & public safety (3.8 miles)
- Coca-Cola Downey — beverage distribution (4.3 miles)
- Molina Healthcare — healthcare payer (9.0 miles) — HQ
This 100-unit asset built in 1987 is slightly newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while leaving room for targeted upgrades. High neighborhood occupancy and a renter-occupied share near the top of national comparisons indicate durable tenant depth, and the high-cost ownership landscape in Los Angeles County reinforces rental demand and supports lease retention strategies.
Within a 3-mile radius, households have grown modestly and are projected to increase further as average household size declines — a setup that can expand the renter pool and support occupancy stability. Rents have trended upward and are forecast to continue rising, and, according to CRE market data from WDSuite, neighborhood occupancy remains well above national norms, aligning with an operations-first thesis focused on steady cash flow with value-add potential through modernization of 1980s-era systems and finishes.
- High neighborhood occupancy and elevated renter-occupied share support stable leasing and renewals
- 1987 vintage offers competitiveness vs. older stock with clear value-add/modernization levers
- High-cost ownership market sustains multifamily demand and can bolster pricing power
- 3-mile household growth and smaller household sizes point to a larger renter pool over time
- Risk: Safety metrics are below metro averages; underwrite security, insurance, and retention initiatives