| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17100 Downey Ave, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1972 |
| Units | 22 |
| Transaction Date | 2024-06-21 |
| Transaction Price | $5,025,000 |
| Buyer | GAMA APARTMENTS LLC |
| Seller | KOCHI ROBERT M |
17100 Downey Ave Bellflower Multifamily Value‑Add Opportunity
High neighborhood occupancy and a sizable renter base suggest stable demand in this Los Angeles metro pocket, according to WDSuite’s CRE market data. Investor focus centers on rental retention supported by local incomes and a high-cost ownership market in Bellflower.
Bellflower’s Urban Core setting offers solid everyday convenience, with strong access to grocery and dining options compared with many neighborhoods nationally, while parks, pharmacies, and cafés are less dense. For investors, this mix supports daily needs for residents and can aid retention, even if lifestyle amenities are more utilitarian than destination‑oriented.
Neighborhood occupancy is strong, and the share of housing units that are renter‑occupied is elevated versus many areas in the region. This signals a deep tenant base for a 22‑unit asset and supports leasing stability. Median contract rents in the area have trended upward over the past five years, reinforcing pricing power when paired with steady occupancy.
Within a 3‑mile radius, household counts have grown despite largely flat population levels, reflecting smaller household sizes and a gradual expansion of the renter pool. Rising median incomes in the radius further underpin rent collections and reduce turnover risk for well‑managed properties.
Home values are elevated relative to national norms, indicating a high‑cost ownership market that sustains reliance on multifamily housing and supports tenant retention. Average school ratings in the neighborhood track below national averages, which may matter for family‑oriented leasing strategies, but workforce households remain a durable demand driver.
The property’s 1972 vintage is slightly older than the neighborhood average and points to potential capital planning needs. For investors, this creates practical avenues for value‑add through unit renovations and building system upgrades to improve competitive positioning against newer stock.
Safety indicators in this neighborhood are weaker than many Los Angeles metro areas, with ranks placing it in the lower tier among 1,441 metro neighborhoods. Compared with neighborhoods nationwide, the area sits below the midpoint for safety. Recent data does, however, show year‑over‑year declines in both violent and property offense rates, suggesting incremental improvement.
For investors, this context argues for attentive security, lighting, and access‑control measures, as well as resident engagement. These steps can support tenant experience and leasing outcomes even where broader area trends are still normalizing.
Nearby employers provide a diversified workforce draw that supports renter demand and commute convenience, including Airgas, Raytheon Public Safety RTC, Coca‑Cola Downey, International Paper, and Molina Healthcare.
- Airgas — industrial gases (1.0 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (4.0 miles)
- Coca-Cola Downey — beverage distribution (4.1 miles)
- International Paper — packaging & paper (7.1 miles)
- Molina Healthcare — healthcare services (8.2 miles) — HQ
This 22‑unit asset in Bellflower benefits from a high‑occupancy neighborhood, a sizable renter‑occupied housing share, and a high‑cost ownership backdrop that supports sustained reliance on rentals. Within a 3‑mile radius, household growth alongside smaller household sizes points to a broader tenant base over time. The 1972 vintage suggests pragmatic value‑add through interior upgrades and system modernization to capture rent premiums while improving durability of cash flow.
According to CRE market data from WDSuite, neighborhood rents and occupancy compare favorably against many national peers, while local incomes help support collections and retention. Key underwriting considerations include below‑average school ratings, thinner café/park amenities, and area safety trends, which can be mitigated through targeted improvements, active management, and positioning toward workforce demand.
- High neighborhood occupancy and strong renter concentration support leasing stability
- Household growth within 3 miles expands the tenant base despite flat population
- 1972 vintage provides value‑add potential via renovations and system upgrades
- Elevated ownership costs reinforce reliance on rentals, aiding retention and pricing power
- Risks: below‑average school ratings, amenity gaps, and weaker safety require active management