| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17114 Passage Ave, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1977 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
17114 Passage Ave Bellflower Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite's CRE market data. Position within Los Angeles County supports leasing stability for a 29-unit asset in an established urban corridor.
Bellflower's Urban Core setting offers daily-needs convenience and a broad renter base. Grocery and dining density test in the top quartile nationally, helping support resident retention, while specialty amenities like parks and cafes are less concentrated in the immediate area.
Renter-occupied housing is near half of local units in the neighborhood, indicating a deep tenant pool for multifamily. At the broader 3-mile radius, renter concentration is slightly higher, which can aid leasing continuity for properties of this size.
Occupancy trends at the neighborhood level are strong and above many peer areas in the Los Angeles-Long Beach-Glendale metro, supporting cash flow consistency. Housing performance metrics also sit in the upper tiers nationally, while amenity breadth overall ranks lower within the metro (neighborhood rank 1,168 of 1,441), signaling a primarily residential, necessity-driven location.
Within a 3-mile radius, households have grown modestly even as population edged down, pointing to smaller household sizes and a steady renter pool. Median incomes have risen meaningfully, and projected gains alongside forecast rent growth suggest manageable affordability pressure rather than acute constraints — a constructive backdrop for multifamily property research anchored in WDSuite's market coverage.
For schools, average ratings in the neighborhood track below many U.S. areas, which can shape tenant mix. Investors may focus marketing toward workforce renters seeking commute convenience and daily-needs access more than school-driven relocation.
Safety indicators are mixed. The neighborhood's crime rank is 1,180 out of 1,441 metro neighborhoods, indicating it trails many Los Angeles-Long Beach-Glendale peers on this measure. Nationally, safety percentiles trend on the lower side; however, recent one-year estimates show modest declines in both violent and property offense rates, which is a constructive directional signal.
For underwriting, frame safety in comparative terms versus nearby submarkets and emphasize on-site management, lighting, and access controls. Positioning as workforce housing with proximity to employment can help sustain occupancy while addressing resident expectations around security.
Nearby employers span industrial gases, defense, consumer beverages, and healthcare, supporting a broad workforce renter base and commute-friendly leasing. The list below focuses on the closest anchors that can influence tenant demand and retention.
- Airgas — industrial gases (1.2 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (3.9 miles)
- Coca-Cola Downey — beverages (4.1 miles)
- Molina Healthcare — healthcare services (8.2 miles) — HQ
- Edison International — utilities & corporate services (12.8 miles) — HQ
This 29-unit asset benefits from solid neighborhood occupancy and a balanced renter base, with grocery and restaurant access that supports daily living needs. Elevated ownership costs in the area reinforce reliance on rental housing, while rent-to-income dynamics remain manageable relative to incomes, according to CRE market data from WDSuite.
At the 3-mile radius, incremental household growth alongside rising incomes and forecast rent gains point to a stable, potentially expanding tenant base. Amenity gaps (notably parks and cafes) and below-average school ratings suggest a focus on workforce renters and property operations to sustain leasing and resident retention.
- Strong neighborhood occupancy supports income stability versus many metro peers
- Deep renter pool locally and within 3 miles underpins leasing for a 29-unit property
- Daily-needs access (groceries, dining) aids retention and operational performance
- Income growth and forecast rent gains point to sustained demand and pricing power
- Risks: lower school ratings, limited nearby parks/cafes, and comparative safety may require enhanced operations and resident services