| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 32nd | Poor |
| Amenities | 49th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9531 Flower St, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1972 |
| Units | 37 |
| Transaction Date | 1999-05-10 |
| Transaction Price | $2,085,000 |
| Buyer | 9531 FLOWER PROPERTIES LLC |
| Seller | DANGELO JOSEPH A |
9531 Flower St Bellflower Multifamily Investment
This 37-unit property built in 1972 serves a dense rental market where 85.7% of housing units are renter-occupied, supporting stable tenant demand in Los Angeles County's competitive multifamily sector.
This Bellflower neighborhood demonstrates strong rental fundamentals with 85.7% of housing units renter-occupied, ranking in the top 1% nationally among the 1,441 metro neighborhoods. The area maintains 99.6% occupancy rates, positioning above the 96th percentile nationwide and indicating limited vacancy risk for multifamily operators.
Built in 1972, this property aligns with the neighborhood's average construction year of 1967, suggesting opportunities for value-add renovations and unit upgrades. The older vintage presents capital expenditure considerations but also potential for rent growth through strategic improvements in a market where median contract rents reach $1,470.
Demographics within a 3-mile radius show a stable population base of over 232,000 residents with median household income of $86,462. Forecasts indicate household growth of 34.1% by 2028, expanding the potential tenant pool. The area's high grocery store density (93rd percentile nationally) and restaurant access (99th percentile) support tenant retention through neighborhood convenience.
Home values averaging $664,428 with a 15.0 value-to-income ratio reinforce rental demand, as elevated ownership costs sustain renter reliance on multifamily housing. The rent-to-income ratio of 0.40 presents affordability considerations for lease management but reflects the broader Los Angeles market dynamics.
Property crime rates in this neighborhood rank 997th among 1,441 metro neighborhoods, placing it below median for the Los Angeles region. However, recent trends show improvement with property crime declining 22.5% year-over-year, ranking in the 66th percentile nationally for crime reduction.
Violent crime rates remain more favorable, with incidents declining 35.8% annually and ranking in the 78th percentile nationally for improvement trends. While absolute crime levels require ongoing monitoring, the downward trajectory suggests stabilizing conditions that support tenant retention and property management operations.
The area benefits from proximity to diverse corporate employers including industrial, technology, and healthcare operations that support workforce housing demand.
- Airgas — industrial gases and welding supplies (2.2 miles)
- Raytheon Public Safety RTC — defense and aerospace offices (3.3 miles)
- Coca-Cola Downey — beverage operations (3.5 miles)
- Molina Healthcare — healthcare services (8.9 miles) — HQ
This 37-unit property capitalizes on Bellflower's exceptional rental market fundamentals, where 85.7% renter occupancy ranks in the top 1% nationally and neighborhood-level occupancy reaches 99.6%. According to CRE market data from WDSuite, these metrics indicate sustained tenant demand in a market where elevated home values reinforce rental housing reliance.
The 1972 construction year presents value-add potential through strategic unit renovations and common area improvements in a neighborhood where median rents of $1,470 support renovation returns. Demographic projections show 34.1% household growth by 2028, expanding the tenant base while corporate employers within 3-9 miles provide workforce housing demand stability.
- Top 1% rental market density with 85.7% renter-occupied units nationwide
- Exceptional 99.6% neighborhood occupancy rates limiting vacancy risk
- Value-add renovation opportunities in 1972-vintage property
- 34.1% projected household growth expanding tenant pool by 2028
- Risk consideration: Below-median neighborhood crime ranking requires ongoing monitoring