| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 32nd | Poor |
| Amenities | 49th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9560 Oak St, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1999 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9560 Oak St, Bellflower — 26-Unit 1999 Vintage in High-Renter Pocket
Neighborhood data points to durable renter demand and tight occupancy in this Los Angeles metro location, according to WDSuite’s CRE market data. Metrics cited reflect neighborhood conditions rather than the property and suggest stability supported by a large renter base and strong daily-needs access.
Located in Bellflower within the Los Angeles-Long Beach-Glendale metro, the property sits in a neighborhood rated C+ where occupancy trends are notably tight. The neighborhood’s occupancy ranks among the top quartile nationally and is competitive among 1,441 Los Angeles metro neighborhoods, indicating a supportive backdrop for lease-up and retention at stabilized assets.
The 1999 construction stands newer than the neighborhood’s typical 1960s stock, giving the asset relative competitiveness versus older properties while still warranting routine system updates and selective modernization to sustain positioning. A high share of housing units are renter-occupied (renter concentration near the top of metro rankings), which signals depth in the tenant base and supports demand for multifamily product.
Local amenity mix tilts toward daily needs and recreation: grocery access is strong (high national percentile), parks density is among the best nationally, and restaurants are plentiful. Conversely, cafes and pharmacies are sparse within the immediate neighborhood. For investors, this blend supports day-to-day convenience and outdoor lifestyle appeal, even if some specialty retail is limited nearby.
Within a 3-mile radius, demographics show households edging higher and are projected to expand further, with smaller average household sizes over time. This pattern points to a larger tenant pool and steady move-in velocity for well-priced units. Median incomes in the 3-mile area have risen and are forecast to continue growing, while projected rent levels also increase; together, these trends can sustain occupancy but call for careful rent-to-income management to protect renewal rates.
Ownership costs in the neighborhood are elevated by national standards, which tends to reinforce renter reliance on multifamily housing and can bolster pricing power at stabilized communities. At the same time, neighborhood rent-to-income levels indicate potential affordability pressure, suggesting prudent leasing strategies and amenity/value balancing to support retention.
Safety indicators are mixed when viewed against broader benchmarks. Overall crime conditions sit near the national middle, and the neighborhood ranks slightly below the Los Angeles metro median for safety among 1,441 neighborhoods. That said, recent trends show improvement: violent offense rates have moved downward at a pace that is strong by national standards, and property offense rates have also declined.
For investors, this trajectory suggests conditions are stabilizing rather than deteriorating. As always, underwriting should reference the most recent local reports and property-level security measures, but the multi-year directionality—improving from prior-year readings—offers a constructive backdrop relative to comparable urban-core locations.
Proximity to a diverse employment base supports renter demand and commute convenience, with nearby offices spanning industrial gases, defense-related operations, beverage distribution, telecommunications, and healthcare administration.
- Airgas — industrial gases (2.2 miles)
- Raytheon Public Safety RTC — defense-related offices (3.1 miles)
- Coca-Cola Downey — beverage operations (3.4 miles)
- Time Warner Business Class — telecommunications (4.1 miles)
- Molina Healthcare — healthcare services (9.1 miles) — HQ
This 26-unit, 1999-vintage asset benefits from neighborhood occupancy that sits in the top quartile nationally and is competitive among Los Angeles metro peers—an indicator of leasing stability and renewal potential. Newer construction relative to the 1960s neighborhood average offers an edge versus older comparables, with scope for targeted upgrades to enhance rent positioning. Elevated ownership costs in the area tend to sustain rental demand, while strong access to groceries, parks, and restaurants adds daily-life convenience that supports retention. According to CRE market data from WDSuite, these neighborhood dynamics have remained resilient, even as affordability requires measured rent-setting.
Within a 3-mile radius, households are increasing and forecast to expand further as average household size declines—pointing to a larger tenant base over time. Income growth is projected to outpace recent history, which can underpin collections and occupancy if paired with disciplined rent-to-income management. The key risk is affordability pressure indicated by neighborhood metrics; investors should calibrate renovations and rents to maintain competitive value against nearby 1990s and older stock.
- Tight neighborhood occupancy supports leasing stability and renewal odds
- 1999 vintage is competitive versus older local stock with selective upgrade upside
- Elevated ownership costs reinforce renter reliance on multifamily housing
- 3-mile household growth and rising incomes expand the prospective renter pool
- Risk: rent-to-income pressure necessitates careful pricing and amenity positioning