| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17050 Passage Ave, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1977 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
17050 Passage Ave, Bellflower CA — Multifamily Investment Context
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite’s CRE market data, supporting durable cash flow potential for a 48-unit asset in Bellflower.
Bellflower’s Urban Core setting offers daily conveniences and commute connectivity that underpin renter demand. Neighborhood occupancy ranks 245th among 1,441 Los Angeles–Long Beach–Glendale neighborhoods and sits in the top quartile nationally, signaling strong leasing stability relative to many peer areas. Roughly half of housing units in the surrounding area are renter-occupied, indicating a deep tenant base for multifamily.
Amenity access is mixed. The neighborhood is competitive for food access, with grocery and restaurant density scoring in the mid-90s percentiles nationally, while cafes, parks, and pharmacies are comparatively sparse. For investors, this combination often supports day-to-day livability and leasing while leaving room for value-add onsite amenity programming to differentiate.
The property’s 1977 vintage is slightly newer than the neighborhood’s average construction year (1973). That positioning can offer a competitive edge versus older housing stock, though investors should still plan for system modernization and targeted renovations to meet current renter expectations.
Within a 3-mile radius, demographics show a stable to slightly contracting population in recent years but a growing household count and smaller average household sizes. This shift typically expands the renter pool and supports occupancy stability. Median and mean household incomes have risen materially and are projected to continue growing, which can support rent levels, while a high-cost ownership landscape in Los Angeles County tends to reinforce sustained reliance on multifamily housing.
School ratings in the neighborhood are below national averages, and overall neighborhood ratings trend in the lower tiers locally; however, housing metrics are above the national median and occupancy is strong. For multifamily, the balance of strong renter demand, day-to-day retail access, and income growth trends provides a pragmatic leasing backdrop, with asset-level improvements helping to capture pricing power.
Safety metrics are mixed and generally below metro averages. The neighborhood’s crime ranking sits toward the less favorable end (ranked 1,180 out of 1,441 Los Angeles–Long Beach–Glendale neighborhoods), placing it below mid-range nationally. Recent trends show modest year-over-year declines in both violent and property offense rates, which is a constructive directional signal but not a guarantee of future conditions.
For underwriting, this context suggests focusing on property-level security features, lighting, controlled access, and resident engagement to support retention and leasing velocity relative to nearby alternatives.
Nearby employers provide a broad base of industrial, utilities, media, and healthcare roles that help sustain the local renter pool and commute convenience for workforce housing, including Airgas, Raytheon Public Safety RTC, Coca-Cola Downey, Time Warner Business Class, and Molina Healthcare.
- Airgas — industrial gases (1.2 miles)
- Raytheon Public Safety RTC — defense & training (3.8 miles)
- Coca-Cola Downey — beverage operations (4.0 miles)
- Time Warner Business Class — telecommunications (5.0 miles)
- Molina Healthcare — healthcare services (8.3 miles) — HQ
This 48-unit 1977 asset benefits from strong neighborhood occupancy that ranks above the metro median and sits in the top quartile nationally, supporting stable leasing dynamics. Within a 3-mile radius, households are increasing and average household size is edging lower, both of which typically expand the renter base and support steady absorption. Elevated ownership costs across Los Angeles County further sustain reliance on rental housing, while incomes have trended higher, helping maintain rent levels without overextending typical rent-to-income ratios.
The vintage is slightly newer than the neighborhood average, offering competitive footing versus older stock; however, investors should budget for targeted system updates and amenity enhancements to capture value-add upside. Based on CRE market data from WDSuite, neighborhood amenity access is strong for groceries and restaurants but lighter for parks and cafes, suggesting on-site programming can differentiate and bolster retention. Safety ranks below many metro peers, which warrants focused property-level measures in underwriting.
- High neighborhood occupancy supports leasing stability and retention potential
- Household growth and smaller household sizes within 3 miles expand the tenant base
- High-cost ownership market in LA County reinforces sustained multifamily demand
- 1977 vintage offers value-add potential through targeted renovations and modernization
- Risks: below-metro safety ranking and lighter park/cafe access call for security and amenity strategies