| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 37th | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9919 Ramona St, Bellflower, CA, 90706, US |
| Region / Metro | Bellflower |
| Year of Construction | 1988 |
| Units | 50 |
| Transaction Date | 2002-05-16 |
| Transaction Price | $396,500 |
| Buyer | MAZA ALBERTO F |
| Seller | CITY VENTURES HOMEBUILDING LLC |
9919 Ramona St, Bellflower Multifamily Investment
Neighborhood metrics point to steady renter demand and occupancy resilience, according to WDSuite’s CRE market data, with a notably high share of renter-occupied units at the neighborhood level supporting lease-up and retention.
This Bellflower address sits in a Competitive among Los Angeles-Long Beach-Glendale neighborhoods setting (ranked 484 of 1,441), where renter demand is reinforced by an Urban Core profile and an occupancy environment that trends above the national median. Neighborhood occupancy is strong, and the local housing stock skews renter-occupied at the neighborhood level, indicating a deep tenant base for multifamily.
Built in 1988, the asset is newer than the area’s average vintage (1973). That positioning can help competitiveness versus older stock, while investors should still plan for modernization of systems and finishes typical of late-1980s construction to sustain rentability and reduce near-term capex surprises.
Livability drivers are favorable for everyday convenience. Restaurant density is high (top percentiles nationally), with supportive cafe and pharmacy coverage and accessible grocery options. Average school ratings track around the national middle-to-upper tier for comparable urban neighborhoods, offering a balanced education profile for family renters. Park access is limited locally, which may warrant on-site amenities or partnerships to support resident satisfaction.
Within a 3-mile radius, demographics show a large, diversified population and an outlook of modest population growth with a notable increase in households by 2028 alongside smaller average household sizes. Together, these trends point to a larger tenant base and sustained demand for rental units even as household composition evolves.
Home values in the neighborhood sit in a high-cost ownership context (top decile nationally), and value-to-income metrics are among the highest nationwide. For multifamily investors, elevated ownership costs tend to sustain rental demand and support lease retention, though pricing power should be balanced against rent-to-income affordability pressure when managing renewals.
Safety indicators for the neighborhood are weaker than national averages, with the area ranking in the lower safety tiers (crime rank 1,277 among 1,441 metro neighborhoods). Nationally, the neighborhood sits in lower percentiles for both violent and property offenses compared with most neighborhoods. Recent trends are mixed: estimated property crime shows a year-over-year decline, while violent incidents are estimated to have increased over the same period. Investors commonly address this profile through enhanced on-site lighting, access control, and vendor partnerships, and should reflect assumptions in insurance and operating budgets.
Proximity to established employers supports workforce housing demand and commute convenience, including industrial gases, telecommunications, public safety/defense offices, beverages, and healthcare services noted below.
- Airgas — industrial gases (2.7 miles)
- Time Warner Business Class — telecommunications (3.5 miles)
- Raytheon Public Safety RTC — defense & public safety (3.8 miles)
- Coca-Cola Downey — beverages (4.2 miles)
- Molina Healthcare — healthcare services (8.6 miles) — HQ
The property’s 1988 vintage positions it newer than the neighborhood average, offering relative competitiveness versus older stock while leaving room for targeted renovations to elevate interiors and common areas. Neighborhood occupancy trends are strong and the renter-occupied share is exceptionally high for the metro, supporting depth of tenant demand. Elevated ownership costs locally reinforce renter reliance on multifamily housing, while household growth within a 3-mile radius points to a larger tenant base and supports occupancy stability.
Amenities are dense and convenient, and average school ratings are serviceable for urban family renters. According to CRE market data from WDSuite, neighborhood rents track above national levels with multi-year growth, indicating potential to sustain revenue provided lease management accounts for rent-to-income affordability pressure and the area’s below-average safety profile.
- Newer 1988 construction versus area average, with value-add potential through modernization
- Strong neighborhood occupancy and high renter-occupied share support leasing stability
- High-cost ownership market sustains rental demand and retention potential
- Dense amenity base and access to major employers bolster day-to-day livability
- Risks: below-average safety and rent-to-income pressure require conservative underwriting