| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 29th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16611 Woodruff Ave, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1972 |
| Units | 50 |
| Transaction Date | 1999-07-13 |
| Transaction Price | $1,010,000 |
| Buyer | FARMERS & MERCHANTS TRUST COMPANY |
| Seller | BIRD BOB DEE |
16611 Woodruff Ave Bellflower Multifamily Investment
Neighborhood occupancy remains stable with a deep renter base in Bellflower, according to CRE market data from WDSuite, supporting durable demand around this 50-unit asset. Metrics cited reflect neighborhood conditions rather than the property itself.
Bellflower’s Urban Core setting offers everyday convenience that supports renter retention. Restaurant, grocery, and cafe density sits in the upper national percentiles (roughly 89th–92nd), while childcare access also trends strong. However, the neighborhood shows limited park and pharmacy presence, which investors should consider when positioning amenities.
At the neighborhood level, multifamily occupancy trends are healthy and above many areas nationally (about the 72nd percentile), indicating relatively steady leasing conditions. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s occupancy rank (726 among 1,441 neighborhoods) places it near the metro median. Renter-occupied housing share is high (ranked 323 of 1,441), placing the area in the top quartile for renter concentration across the metro—an indicator of depth in the tenant base.
Home values are elevated relative to incomes (value-to-income ratio around the 96th national percentile), a high-cost ownership backdrop that tends to reinforce reliance on rental housing and supports pricing power when managed carefully. Rent burdens in the neighborhood are comparatively moderate (rent-to-income ratio nearer the lower national percentiles), which can aid lease retention, though future rent steps should be paced with income growth.
Neighborhood NOI per unit trends test as competitive (about the 82nd national percentile), and the average school rating is low, which may affect demand from family renters. Construction vintages in the area average late-1960s; the subject property’s 1972 vintage is slightly newer but still an older asset—capital planning for systems and common-area upgrades can unlock value-add potential and sustain competitiveness against newer stock.
Safety indicators for the neighborhood track below national norms, with overall crime safety around the lower national percentiles. Within the Los Angeles-Long Beach-Glendale metro, the crime rank is 1,204 among 1,441 neighborhoods, indicating relatively higher incident rates than many metro peers. Year over year, violent offense estimates show a modest improvement trend, suggesting some stabilization but not a definitive shift.
For investors, the takeaway is to underwrite security line items and onsite management practices accordingly, and consider features that support resident comfort (lighting, access controls), particularly given the neighborhood’s positioning versus both metro and national comparables.
The area is supported by a diverse employment base spanning industrial services, telecom, consumer goods, and healthcare, which underpins renter demand and commute convenience for workforce tenants. Featured nearby employers include Airgas, Raytheon Public Safety RTC, Time Warner Business Class, Coca-Cola Downey, and Molina Healthcare.
- Airgas — industrial gases & supplies (2.9 miles)
- Raytheon Public Safety RTC — defense-related facilities (3.1 miles)
- Time Warner Business Class — telecom/business services (3.4 miles)
- Coca-Cola Downey — consumer beverages (3.5 miles)
- Molina Healthcare — healthcare services (9.3 miles) — HQ
Built in 1972 with 50 units averaging around 576 square feet, the property fits an older Bellflower stock where targeted renovations can enhance competitiveness. Neighborhood occupancy is steady and above many areas nationally, and a high share of renter-occupied housing indicates a sizable tenant base. Elevated ownership costs in the area support sustained reliance on rentals, while comparatively moderate rent-to-income dynamics can aid retention if rent growth is paced with income trends.
Within a 3-mile radius, household counts have inched up and are projected to expand further as average household sizes trend smaller—factors that can support demand for smaller formats aligned with the asset’s average unit size. According to CRE market data from WDSuite, amenities are strong by national comparison, though limited park/pharmacy access and below-average school ratings point to positioning this as workforce-oriented housing rather than school-driven demand.
- Stable neighborhood occupancy and high renter concentration support leasing durability
- 1972 vintage offers value-add potential via systems, interiors, and common areas
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power when managed carefully
- 3-mile trends show smaller household sizes, supporting demand for efficient unit layouts
- Risks: below-average safety metrics and school ratings; limited parks/pharmacies warrant prudent underwriting and asset positioning