| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 39th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17818 Woodruff Ave, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1979 |
| Units | 40 |
| Transaction Date | 2004-05-14 |
| Transaction Price | $465,000 |
| Buyer | ONG EVANGELINE B |
| Seller | RJ INVESTMENTS INC |
17818 Woodruff Ave Bellflower Multifamily Investment
Neighborhood-level occupancy is strong and renter demand is deep, according to WDSuite s CRE market data, supporting stable leasing conditions near Los Angeles. These indicators reflect area dynamics, not the property s own performance.
Bellflower s Urban Core location offers daily convenience that supports resident retention: grocery and pharmacy access rank high among regional options, and restaurant density is robust compared with national norms. By contrast, parks and cafes are limited nearby, which may reduce lifestyle differentiation and place more weight on on-site amenities for competitive positioning.
Neighborhood occupancy is elevated versus many areas in the Los Angeles-Long Beach-Glendale metro, with WDSuite indicating a high occupancy level at the neighborhood scale. A majority of housing units are renter-occupied, signaling a sizable tenant base that can underpin demand for multifamily assets. In plain terms, the local renter concentration and tight occupancy conditions suggest steady leasing fundamentals for well-managed properties.
Home values in the surrounding area sit well above national norms, and value-to-income ratios are elevated. In high-cost ownership markets like this, renters often remain in multifamily housing longer, which can support pricing power and lease retention; at the same time, rent-to-income readings in this neighborhood are comparatively manageable, reducing near-term affordability pressure. These factors together can support stable collections and moderated turnover for operators.
Within a 3-mile radius, demographics show modest population change but a rising household count and a gradual shift toward smaller household sizes over time, pointing to a larger pool of households relative to residents. For investors, that pattern typically translates to a broader renter pool and supports occupancy stability. These observations are based on neighborhood and radius analytics from WDSuite s multifamily property research.
Safety indicators present a mixed picture. Compared with neighborhoods nationwide, this area tracks below the national average for safety, but within the Los Angeles metro it falls closer to the middle of the distribution. Recent trends show property offenses easing slightly year over year while violent incidents increased, underscoring the importance of standard security measures, lighting, and resident engagement to support tenant confidence.
Proximity to a diversified base of corporate offices supports workforce housing demand and commute convenience, which can aid leasing stability. Notable nearby employers include Airgas, Time Warner Business Class, Raytheon Public Safety RTC, Coca-Cola Downey, and Molina Healthcare.
- Airgas industrial gases (3.1 miles)
- Time Warner Business Class business telecom (3.2 miles)
- Raytheon Public Safety RTC public safety tech (4.0 miles)
- Coca-Cola Downey beverage bottling (4.4 miles)
- Molina Healthcare managed care (8.6 miles) HQ
The property participates in a neighborhood with tight occupancy and a renter-heavy housing stock, supporting durable tenant demand. Elevated ownership costs locally reinforce renter reliance on multifamily housing, while rent-to-income levels at the neighborhood scale remain comparatively manageable, which can aid retention and stabilize collections. According to commercial real estate analysis from WDSuite, local amenities skew toward daily-needs retail and services favorable for resident convenience though limited parks and cafe density place more emphasis on on-site features.
Within a 3-mile radius, household counts are expanding even as average household size trends lower, indicating a gradually widening renter pool that can support occupancy and leasing velocity over time. Nearby corporate employers contribute to consistent demand drivers, and area crime signals are mixed but manageable with standard property-level practices.
- Tight neighborhood occupancy and sizable renter-occupied share support stable leasing
- High-cost ownership market reinforces multifamily demand and pricing power
- Expanding household counts within 3 miles point to a larger renter pool
- Daily-needs amenities and nearby employers aid resident convenience and retention
- Risk: limited parks/cafes and mixed safety trends require active asset management