| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8626 Artesia Blvd, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1979 |
| Units | 47 |
| Transaction Date | 2014-11-19 |
| Transaction Price | $5,650,000 |
| Buyer | PI PROPERTIES NO 37 |
| Seller | MELCAR INVESTMENTS LP |
8626 Artesia Blvd Bellflower Multifamily Investment Opportunity
Renter demand is supported by a high share of renter-occupied housing and neighborhood occupancy in the mid‑90s, according to WDSuite’s CRE market data. Positioning along Artesia Blvd offers access to local employment nodes, aiding leasing stability.
The property sits in Bellflower’s Urban Core with a B neighborhood rating, where renter-occupied housing accounts for a large share of units, indicating a deep tenant base for smaller formats like studios and 1-bedrooms. Neighborhood occupancy is in the mid‑90s and has softened slightly over five years, suggesting prudent lease management but continued demand depth. Elevated home values relative to incomes in Los Angeles County reinforce reliance on multifamily rentals, supporting pricing power while requiring attention to retention.
Daily needs are well served: the neighborhood scores in the top quartile nationally for cafes and restaurants and ranks strongly for grocery and pharmacy access. While park access is limited, the surrounding retail and services density aligns with workforce renters seeking convenience. These amenity patterns compare favorably to many Los Angeles-Long Beach-Glendale submarket locations and help support tenant retention.
Within a 3-mile radius, household counts have increased modestly despite flat population trends, and forecasts call for further household growth alongside smaller average household sizes. This points to a gradual expansion of the renter pool and supports occupancy stability for efficiently sized units. Median contract rents in the neighborhood sit below typical rent-to-income thresholds, which can aid renewal rates and limit turnover risk for value-focused assets.
The average neighborhood construction year is 1972; the subject’s 1979 vintage is somewhat newer, offering a competitive edge versus older stock. Investors should still plan for modernization of systems and common areas to enhance leasing velocity and capture renovation upside.
Neighborhood safety indicators trend below the national median, with property and violent offense measures comparing weaker than many U.S. neighborhoods. Recent year-over-year data show some increase in reported offense rates. Investors typically mitigate these conditions through standard measures such as lighting, access control, and community management, and by emphasizing convenience to employment and services.
Compared with the broader Los Angeles metro, this location is competitive with several Urban Core areas but does not score in the top quartile nationally for safety. Framing expectations conservatively and underwriting for security line items can help sustain retention and stabilize operations.
Nearby employers span industrial gases, public safety/defense support, beverage distribution, telecom services, and chemicals—providing a diverse employment base that supports renter demand and commute convenience for workforce tenants.
- Airgas — industrial gases (1.3 miles)
- Raytheon Public Safety RTC — defense & training (4.1 miles)
- Coca-Cola Downey — beverage distribution (4.3 miles)
- Time Warner Business Class — telecom services (5.0 miles)
- Air Products & Chemicals — chemicals (6.4 miles)
8626 Artesia Blvd is a 47‑unit, 1979-vintage asset with average unit sizes under 500 SF—well aligned with workforce renters in an Urban Core neighborhood where renter-occupied housing is prevalent and occupancy remains resilient. Elevated ownership costs in the area sustain reliance on multifamily housing, while neighborhood rents track near manageable rent-to-income levels, supporting renewal probability. Based on commercial real estate analysis from WDSuite, amenity access is strong for daily needs, providing a foundation for retention even as occupancy has modestly softened over five years.
Demographic indicators aggregated within a 3‑mile radius show stable population, growth in households, and a forecast for smaller household sizes—signals consistent with a gradually expanding renter pool for efficiently sized units. The 1979 vintage is newer than the neighborhood average, offering competitive positioning against older stock, though investors should plan for targeted capital upgrades to systems and finishes to capture value‑add upside.
- Strong renter base and resilient neighborhood occupancy support demand for smaller units
- High-cost ownership market reinforces sustained reliance on rentals and pricing power
- Top‑quartile amenity access (cafes, restaurants, grocery, pharmacy) aids retention
- 1979 vintage offers competitive positioning with value‑add potential via modernization
- Risks: below‑median safety indicators and slight occupancy softening warrant security and leasing focus