| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7135 E Gage Ave, Commerce, CA, 90040, US |
| Region / Metro | Commerce |
| Year of Construction | 1994 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7135 E Gage Ave Commerce Multifamily Investment
Neighborhood fundamentals indicate tight renter demand with occupancy near the high end of the market, according to WDSuite’s CRE market data. Strong renter concentration supports leasing stability for a 24-unit asset in an inner-suburban Los Angeles location.
Located in Commerce within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows high occupied housing: its occupancy rank is 211 out of 1,441 neighborhoods, placing it in the top quartile nationally. For investors, that level of filled units tends to support steadier cash flow and lower lease-up risk at the submarket level.
Amenity access is mixed. Grocery availability is a relative strength (competitive among Los Angeles neighborhoods and 95th percentile nationally), while parks, pharmacies, and childcare options score low within the metro. Restaurant density trends above national norms. For renters, this often translates into daily convenience nearby but fewer green-space and family-care amenities within immediate reach.
The neighborhood skews renter-occupied with a renter-occupied share of 57.1% (rank 416 of 1,441 — competitive among Los Angeles neighborhoods and 92nd percentile nationally). This depth of renter households suggests a broad tenant base and supports demand for multifamily units.
Home values are elevated for the area (89th percentile nationally) and the value-to-income ratio ranks in the 98th percentile, indicating a high-cost ownership market. In practice, higher ownership costs can sustain reliance on rentals, supporting pricing power and retention when paired with strong occupancy.
Property vintage matters for positioning. The asset was built in 1994, whereas the neighborhood’s average construction year is 1969. Newer construction relative to local stock can offer a competitive edge on layouts and systems, though investors should still plan for mid-life system updates and selective modernization to meet current renter expectations.
Within a 3-mile radius, demographics show a slight population dip over the past five years alongside a modest increase in households and smaller average household size. Looking ahead to 2028, forecasts indicate additional household growth with further declines in household size. For multifamily, a larger count of smaller households typically broadens the tenant pool and can support occupancy stability even if total population softens.
Income trends within 3 miles have risen meaningfully in recent years, while median contract rent moved higher and is projected to grow further. For investors, this pairing of income growth and rent growth can support rent collections and renewal strategies, though attention to rent-to-income thresholds remains important for retention.
Safety indicators are mixed and should be evaluated alongside onsite security measures and insurance assumptions. The neighborhood’s overall crime rank is 1,030 out of 1,441 metro neighborhoods, placing it below the metro median and below the national median for safety. However, recent trend data shows improvement: estimated property offenses declined roughly 30% year over year and estimated violent offenses fell about 10.6%, according to WDSuite. These directional improvements are constructive, but investors should budget prudently for security, lighting, and common-area monitoring.
The area draws from a diverse employment base including beverage distribution, defense-related operations, packaging, utilities, and industrial gases — supporting workforce housing demand and commute convenience for renters.
- Coca-Cola Downey — beverage distribution (2.8 miles)
- Raytheon Public Safety RTC — defense-related operations (3.2 miles)
- International Paper — packaging (3.5 miles)
- Edison International — utilities (6.2 miles) — HQ
- Airgas — industrial gases (6.7 miles)
7135 E Gage Ave combines tight neighborhood occupancy and a renter-heavy housing mix with relative vintage advantage. Built in 1994 against an area average year of 1969, the property can position competitively versus older local stock, while investors plan for mid-life system upgrades and targeted renovations. Elevated ownership costs in the neighborhood reinforce reliance on rental housing and help support pricing power when paired with strong occupancy.
Within a 3-mile radius, households have increased and are projected to expand further as average household size declines — a setup that can broaden the tenant base and support leasing. Income growth and rent growth trends also point to sustained demand. According to CRE market data from WDSuite, neighborhood occupancy ranks among the top quartile in the metro and nationally, underscoring stability potential while leaving room for focused value-add execution.
- Tight neighborhood occupancy and strong renter-occupied share support leasing stability
- 1994 construction offers a competitive edge versus older local stock with targeted upgrades
- High-cost ownership market reinforces rental demand and pricing power
- 3-mile household growth and shrinking household size expand the tenant base
- Risk: Mixed safety indicators warrant prudent security measures and underwriting