| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 29th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15327 Woodruff Pl, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1973 |
| Units | 45 |
| Transaction Date | 2019-12-09 |
| Transaction Price | $13,200,000 |
| Buyer | 15327 WOODRUFF PLACE LLC |
| Seller | WOODRUFF PLACE APARTMENTS |
15327 Woodruff Pl Bellflower Multifamily Investment
Renter concentration is elevated in the surrounding neighborhood, supporting depth of tenant demand and steady lease-up, according to WDSuite’s CRE market data. Occupancy trends and local amenities point to durable renter appeal relative to comparable Los Angeles submarkets.
Situated in Bellflower’s Urban Core, the property benefits from neighborhood fundamentals that support multifamily demand. Neighborhood occupancy trends sit above the national median and the area carries a C+ neighborhood rating, signaling stable but competitive conditions for workforce housing. Grocery, dining, and daily-needs access test in the top quartile nationally, which supports renter retention and day-to-day convenience.
Renter-occupied housing represents a high share of units in this neighborhood (ranked competitively among 1,441 Los Angeles metro neighborhoods by renter concentration), which indicates a broad tenant base and potential leasing stability for 45 units. Median contract rents in the neighborhood have increased over the past five years, reinforcing pricing power when paired with sustained occupancy.
Within a 3-mile radius, demographics show modest population softening over the last five years while total households have increased and are projected to continue rising by 2028. A smaller average household size and a larger share of higher-income brackets are expected, which can expand the renter pool for quality, well-managed units and support occupancy stability.
Home values in the neighborhood are elevated (top quartile nationally) and the value-to-income ratio also ranks in the top quartile, indicating a high-cost ownership market that tends to reinforce reliance on multifamily rentals. Average school ratings are below national averages, which may temper family-driven demand, but strong amenity access and proximity to employment nodes help underpin leasing fundamentals.
The property’s 1973 construction is slightly older than the neighborhood’s average vintage (late 1960s). Investors should plan for ongoing capital improvements and consider targeted renovations to capture value-add upside and remain competitive against newer product.
Safety metrics for the neighborhood indicate higher-than-average crime relative to many areas nationally. The neighborhood’s crime rank places it toward the lower-performing end among 1,441 Los Angeles metro neighborhoods, signaling the need to underwrite security measures and property management practices that support resident comfort.
Recent trend data show violent incidents have eased slightly year over year, suggesting incremental improvement. For investors, practical mitigations such as lighting, access control, and community engagement can help sustain lease retention and protect NOI.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, notably in manufacturing, beverages, industrial gases, telecommunications, and auto parts distribution.
- Raytheon Public Safety RTC — defense & aerospace offices (2.34 miles)
- Coca-Cola Downey — beverages (2.75 miles)
- Airgas — industrial gases (2.98 miles)
- Time Warner Business Class — telecommunications (3.71 miles)
- LKQ — auto parts distribution (4.58 miles)
15327 Woodruff Pl offers a balanced workforce housing thesis in a high-cost ownership pocket of Los Angeles County. Elevated home values and a strong renter concentration underpin demand, while neighborhood occupancy trends remain resilient, according to CRE market data from WDSuite. Amenity access ranks in the top quartile nationally, supporting day-to-day livability and lease retention.
Built in 1973, the asset may benefit from focused value-add improvements to systems and interiors to maintain competitiveness versus newer stock. Within a 3-mile radius, households are projected to grow even as average household size declines, pointing to a broader renter pool and continued absorption for well-managed units. Investors should also account for below-average school ratings and a weaker safety profile when underwriting.
- High renter concentration and elevated ownership costs support durable multifamily demand
- Occupancy trends and amenity access reinforce lease retention and pricing power
- 1973 vintage presents value-add potential through targeted renovations and capex planning
- Household growth within 3 miles broadens the tenant base and supports absorption
- Risks: below-average school ratings and a weaker safety profile require prudent management