| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 29th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14742 Blaine Ave, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2013-01-22 |
| Transaction Price | $3,625,000 |
| Buyer | LPL APARTMENTS LLC |
| Seller | ELETREBY LIMITED PARTNERSHIP |
14742 Blaine Ave Bellflower Multifamily Investment
Neighborhood fundamentals point to stable renter demand and solid occupancy, according to WDSuite’s CRE market data, with a renter-occupied housing base that supports leasing durability. The asset’s 1986 vintage is newer than much of the local stock, offering competitive positioning with potential to capture pricing through targeted updates.
The property sits in Bellflower within the Los Angeles-Long Beach-Glendale metro, where neighborhood occupancy is measured at the neighborhood level and has remained resilient relative to national trends (nationally strong percentile). Renter-occupied housing makes up a high share of units in this neighborhood, which signals depth in the tenant base and supports ongoing leasing activity and renewal potential.
Amenity access is a relative strength. Neighborhood density of grocery options and cafes ranks competitive among Los Angeles-Long Beach-Glendale neighborhoods and sits well above national norms, helping day-to-day convenience that supports renter retention. Restaurant density also outperforms most areas nationally. By contrast, park and pharmacy access are thinner in the immediate neighborhood, areas investors may offset with on-site conveniences or partnerships.
The asset’s 1986 construction is newer than the neighborhood’s average vintage from the late 1960s. That positioning can enhance competitiveness versus older stock, while still warranting capital planning for aging building systems and selective renovations to meet current renter expectations.
Within a 3‑mile radius, demographics indicate a large household base with recent growth in households even as population has edged down, implying smaller household sizes and a steady flow of renters entering the market. Median incomes have risen meaningfully in recent years, and WDSuite’s commercial real estate analysis shows the renter pool is projected to remain sizable, supporting occupancy stability for well-managed assets.
Ownership costs in the neighborhood are elevated by national standards, and the value-to-income ratio ranks near the top nationally. This high-cost ownership market tends to reinforce reliance on multifamily housing, bolstering demand depth and pricing power, while a relatively moderate rent-to-income profile for the neighborhood supports lease retention with prudent rent management. School ratings track below national averages, which investors should weigh against the neighborhood’s strong amenity access and employment proximity.
Safety trends are mixed. Compared with neighborhoods nationwide, this area sits below the national safety percentile, and within the Los Angeles-Long Beach-Glendale metro it ranks below the metro median for crime (ranked toward the higher-crime end among 1,441 metro neighborhoods). However, violent offense rates have recently edged down year over year, indicating incremental improvement rather than a structural shift.
Investors should underwrite to neighborhood-level conditions, prioritize lighting, access control, and resident engagement, and monitor local trendlines for continued moderation. Positioning near daily amenities and employment nodes can support resident satisfaction and retention despite the comparative safety headwinds.
Nearby employers provide a diversified workforce base that supports renter demand and commute convenience, including defense/public safety, beverage distribution, industrial gases, telecommunications, and auto parts distribution.
- Raytheon Public Safety RTC — defense & public safety systems (2.2 miles)
- Coca-Cola Downey — beverage distribution (2.5 miles)
- Airgas — industrial gases (2.6 miles)
- Time Warner Business Class — telecommunications (4.2 miles)
- LKQ — auto parts distribution (5.0 miles)
This 24‑unit, 1986‑built asset benefits from a renter‑oriented neighborhood with solid occupancy and amenity density that outperforms national norms. Elevated ownership costs in the area sustain reliance on rental housing, while neighborhood rent levels relative to income suggest manageable affordability pressure that can support renewal rates with disciplined lease management. Based on CRE market data from WDSuite, the neighborhood shows strong renter concentration and competitive net operating income per unit, aligning with a durable demand thesis.
The property’s newer-than-average vintage versus local stock offers a platform for targeted value‑add: modernization of interiors and systems can enhance competitiveness against older comparables. Demographics within a 3‑mile radius show households growing even as population trends modestly down, implying smaller household sizes and a stable tenant base. Key risks include below‑average school ratings, thinner park/pharmacy access, and safety metrics that lag metro leaders, all of which are manageable with prudent operations and underwriting.
- Renter-occupied share supports deep tenant base and occupancy stability
- Amenity access (grocery/cafes/restaurants) competitive locally and strong nationally
- 1986 vintage offers value‑add potential versus older neighborhood stock
- High-cost ownership market reinforces multifamily demand and pricing power
- Consider risks: below-average school ratings, limited parks/pharmacies, and safety metrics below metro median