| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 25th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15751 Ryon Ave, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1973 |
| Units | 25 |
| Transaction Date | 2024-11-27 |
| Transaction Price | $6,460,000 |
| Buyer | 15751 RYON AVE LLC |
| Seller | STOBAUGH BETTY JANE |
15751 Ryon Ave, Bellflower CA — Multifamily Investment Snapshot
Neighborhood occupancy trends are strong and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data. Expect steady tenant depth supported by urban-core amenities and commute access.
Located in Bellflower’s Urban Core within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows durable renter demand dynamics. Neighborhood occupancy is elevated (top quartile nationally) and competitive among Los Angeles-Long Beach-Glendale neighborhoods, signaling support for stable leasing performance at nearby multifamily assets. A sizable share of housing units are renter-occupied in the neighborhood (approximately two-thirds), indicating a deeper tenant base for mid-size properties like this 25-unit asset.
Convenience amenities are a relative strength: cafes, groceries, restaurants, and parks all rank in the top quartile nationally, pointing to daily-needs accessibility that can aid retention. However, pharmacy access is limited within the immediate neighborhood, which may matter for certain resident profiles and should be considered in marketing and service planning.
Home values in the surrounding neighborhood are elevated relative to national peers, which generally supports renter reliance on multifamily housing and can help sustain pricing power and lease retention. Neighborhood NOI per unit benchmarks are also in the top quartile nationally, per commercial real estate analysis from WDSuite, underscoring income potential at the submarket level rather than at the property specifically.
Within a 3-mile radius, household counts have grown in recent years and are forecast to increase further even as average household size edges lower, expanding the number of households and broadening the renter pool. Rising median incomes in the 3-mile area, alongside projected rent growth, suggest capacity for sustained demand; investors should still manage affordability carefully to protect renewal rates and occupancy stability.
Safety indicators for the neighborhood sit below the national median (national percentiles around the 20s–40s for violent and property offenses), but recent trend lines point to improvement, with both violent and property offense rates declining year over year. In practice, investors often balance this with the area’s strong amenity access and occupancy performance, focusing on on-site controls, lighting, and resident engagement to support retention.
Compared with many Los Angeles-Long Beach-Glendale neighborhoods, conditions are mixed rather than exemplary, and performance can vary block to block. Monitoring ongoing trend improvements and coordinating with professional security practices can help sustain leasing outcomes without relying on short-term fluctuations.
Employment anchors nearby include industrial gases, defense-related training, beverage distribution, auto parts distribution, and a major healthcare headquarters — a mix that supports commuter convenience and a diversified renter base.
- Airgas — industrial gases (2.31 miles)
- Raytheon Public Safety RTC — defense & training (2.71 miles)
- Coca-Cola Downey — beverage bottling & distribution (3.01 miles)
- LKQ — auto parts distribution (5.24 miles)
- Molina Healthcare — healthcare services (9.46 miles) — HQ
15751 Ryon Ave is a 25-unit property built in 1973, placing it slightly newer than the neighborhood’s average vintage. That positioning can create value-add potential through selective interior renovations and modernization of building systems to enhance competitiveness against older stock. Neighborhood fundamentals are favorable for multifamily: occupancy is elevated and competitive within the Los Angeles-Long Beach-Glendale metro, renter-occupied share is high at the neighborhood level, and elevated ownership costs in the area reinforce reliance on rental housing. According to WDSuite’s CRE market data, neighborhood NOI per unit benchmarks are top quartile nationally, reflecting income strength at the area level.
Demand drivers extend beyond current conditions. Within 3 miles, household counts have increased and are projected to continue rising even as average household size trends lower, which typically expands the number of renting households and supports occupancy stability. Median incomes in the 3-mile area have been rising, providing a buffer for rent levels as investors calibrate pricing to manage retention and affordability pressure. Key watch items include safety metrics that remain below national averages and uneven access to pharmacies, both manageable through property operations and amenity strategy.
- Elevated neighborhood occupancy and renter concentration support leasing stability
- 1973 vintage offers clear value-add and system modernization opportunities
- High-cost ownership market sustains rental demand and pricing power
- 3-mile household growth and income gains reinforce tenant depth
- Risks: safety below national median and limited pharmacy access; mitigate via operations and resident services