| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 29th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16205 Woodruff Ave, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1975 |
| Units | 43 |
| Transaction Date | 1998-02-23 |
| Transaction Price | $1,359,500 |
| Buyer | 205 WOODRUFF APARTMENT COMPANY LP |
| Seller | NISSER JOHN |
16205 Woodruff Ave Bellflower Multifamily With Stable Renter Base
Neighborhood occupancy is steady with a high renter-occupied share, supporting demand resilience according to WDSuite’s CRE market data. Positioning within Los Angeles County offers durable leasing fundamentals without relying on outsized rent growth.
Bellflower’s Urban Core location offers day-to-day convenience that supports renter retention: the neighborhood sits above the national median for groceries and restaurants, with grocery and dining densities in the 90th-percentile range nationally. While park access is limited locally, the mix of services and daily needs tends to support leasing stability for workforce-oriented assets.
For investors benchmarking income performance, the neighborhood’s average NOI per unit trends in the top quintile nationally, and occupancy has been above the national median in recent years (neighborhood occupancy measures are for the neighborhood, not this property). Median contract rents in the area sit above national norms, yet rent-to-income levels indicate room for disciplined pricing relative to comparable Los Angeles submarkets, based on CRE market data from WDSuite.
Tenure dynamics are favorable for multifamily: the neighborhood’s renter-occupied share is 62.1%, which is high versus many U.S. neighborhoods and signals a deep tenant base for 1–2 bedroom product. At the same time, elevated home values (nationally in the 90s percentiles) and a high value-to-income ratio create a high-cost ownership market, which typically sustains renter reliance on multifamily housing and can support lease retention.
Within a 3-mile radius, demographics point to a large, diverse renter pool. Recent years show a modest dip in population alongside a small increase in households, implying smaller household sizes and continued demand for rental units. Forward-looking projections indicate household growth with rising median incomes in the near term, which can underpin occupancy stability and measured rent growth for well-managed assets. The neighborhood’s average school ratings are lower than the national median, which may concentrate demand among adult and workforce renters rather than family-oriented segments.
Vintage context: the property was built in 1975, slightly newer than the neighborhood’s average construction year (late 1960s). That positioning can be competitive versus older stock, though investors should plan for targeted modernization and system upgrades to capture value-add upside and support durable rents.
Safety indicators for the neighborhood are below metro and national averages. Relative to 1,441 Los Angeles metro neighborhoods, the area ranks below the metro median for crime, and national comparisons place it in lower safety percentiles. Property-level security, lighting, and access controls can help manage operating risk and support retention.
Trend-wise, recent estimates show a year-over-year decrease in violent offenses, a constructive signal even as overall levels remain elevated versus safer peer neighborhoods nationwide. Investors should underwrite with conservative assumptions and verify current conditions through third-party sources and on-the-ground diligence.
Proximity to diversified employers supports commuter convenience and renter demand, including defense technology, industrial gases and distribution, beverages, healthcare services, and a major electric utility. The following nearby employers anchor the local employment base referenced here.
- Raytheon Public Safety RTC — defense technology offices (2.8 miles)
- Airgas — industrial gases (2.9 miles)
- Coca-Cola Downey — beverage operations (3.2 miles)
- Molina Healthcare — healthcare services (9.6 miles) — HQ
- Edison International — electric utility (11.7 miles) — HQ
16205 Woodruff Ave offers investors a 43‑unit asset in a renter-heavy Bellflower neighborhood where occupancy has been resilient and neighborhood-level NOI per unit trends above national norms. Elevated ownership costs in Los Angeles County reinforce reliance on rental housing, while local amenities and daily services support retention and steady leasing. According to CRE market data from WDSuite, neighborhood contract rents are above national levels, but rent-to-income metrics suggest room for disciplined pricing relative to comparable urban Los Angeles locations.
Built in 1975, the property is slightly newer than the area’s average stock, presenting scope for targeted renovations and system updates to enhance competitiveness versus older assets. Within a 3‑mile radius, households have been edging higher and are projected to grow alongside rising incomes, pointing to a durable tenant base and potential for measured rent growth. Key underwriting considerations include below-average school ratings, limited park access, and neighborhood safety that trails metro and national benchmarks, warranting pragmatic operating plans.
- Renter-heavy neighborhood and above-median occupancy support demand durability
- NOI per unit trends in the higher national percentiles for the neighborhood
- 1975 vintage allows value-add through targeted modernization versus older local stock
- High-cost ownership market reinforces reliance on multifamily and lease retention
- Risks: below-average safety and school ratings; limited parks — underwrite with conservative ops plans