| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 37th | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9530 Artesia Blvd, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1978 |
| Units | 25 |
| Transaction Date | 2003-04-24 |
| Transaction Price | $2,775,000 |
| Buyer | HEHAR GURDEV S |
| Seller | LANDMARK EQUITY FUND 100 LLC |
9530 Artesia Blvd, Bellflower CA Multifamily Investment
Stabilized renter demand and high neighborhood occupancy suggest steady leasing fundamentals, according to WDSuite s CRE market data. Investors should note strong renter concentration that can support collections and retention through cycles.
Positioned in Bellflower s Urban Core, the neighborhood is competitive among Los Angeles Long Beach Glendale neighborhoods (top third out of 1,441) with a mix of daily amenities and employment access that supports multifamily demand. Occupancy in the neighborhood is 96.8% (above national norms), providing a constructive backdrop for lease-up and renewal strategies based on CRE market data from WDSuite.
Amenity access is a local strength: restaurants and cafes score in the upper national percentiles, with grocery and pharmacy density also above average. Park acreage is limited, which may modestly affect lifestyle appeal; operators often offset this with on-site features or partnerships. Average school ratings are slightly above the national midpoint, offering balanced family appeal without premium pricing expectations.
Tenure patterns indicate depth in the renter base: the share of housing units that are renter-occupied is among the highest nationally (top percentile), which typically supports steady absorption and renewal pipelines. Median contract rents in the area have grown over the past five years while the rent-to-income ratio near 0.31 signals some affordability pressure a manageable factor with careful rent setting and resident retention programs.
Within a 3-mile radius, demographics show a stable population with a projected uptick in the next five years and a notable increase in households, pointing to a larger tenant base even as household sizes gradually decline. High-cost ownership home values rank in the top decile nationally tends to reinforce reliance on rental housing, supporting occupancy stability and pricing power for well-managed assets.
Vintage context: the property s 1978 construction is newer than the neighborhood s average 1973 vintage, which can enhance competitive positioning versus older stock; investors should still plan for system modernization and targeted value-add to meet current renter expectations.
Safety metrics are mixed and warrant standard operational diligence. Relative to neighborhoods nationwide, the area sits below the national average for safety (national percentiles around the lower quartile), and compared with the Los Angeles Long Beach Glendale metro it trends below the metro median among 1,441 neighborhoods. Recent trends show property offenses declining year over year, while violent offense indicators have moved higher; both should be evaluated through property-level measures such as lighting, access control, and resident engagement.
Investors typically underwrite to enhanced security practices and consider partnership with local public safety initiatives. Submarket-level benchmarking and historical trend analysis can clarify whether recent shifts are cyclical or structural.
Nearby corporate employers provide a diversified employment base that supports renter demand and commute convenience, led by industrial gases, defense/public safety operations, telecommunications, beverage production, and auto parts distribution.
- Airgas industrial gases (2.2 miles)
- Raytheon Public Safety RTC defense & training (3.8 miles)
- Time Warner Business Class telecommunications services (4.0 miles)
- Coca-Cola Downey beverage operations (4.1 miles)
- LKQ auto parts distribution (5.7 miles)
9530 Artesia Blvd is a 25-unit, 1978-vintage asset positioned in a renter-heavy Urban Core submarket where neighborhood occupancy is elevated and amenity density supports daily-life convenience. The asset s slightly newer-than-average vintage versus local stock provides a platform for targeted renovations to improve competitiveness while sustaining leasing velocity. According to CRE market data from WDSuite, the neighborhood s occupancy and renter concentration support durable demand, while high-cost ownership in the area tends to reinforce reliance on multifamily housing.
Investor focus should include calibrated pricing and retention programs given a higher rent-to-income profile, plus pragmatic security enhancements due to mixed safety signals. Forward demographic indicators within a 3-mile radius point to a larger household base over the next five years, which can underpin occupancy stability and renewal rates for well-operated properties.
- Elevated neighborhood occupancy and strong renter concentration support leasing durability
- 1978 construction offers value-add and system modernization opportunities versus older local stock
- High-cost ownership market helps sustain renter reliance and potential pricing power
- Within 3 miles, projected household growth expands the tenant base and supports occupancy
- Risks: affordability pressure (rent-to-income) and below-average safety require proactive management