| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 31st | Poor |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12600 S Compton Ave, Compton, CA, 90222, US |
| Region / Metro | Compton |
| Year of Construction | 1973 |
| Units | 28 |
| Transaction Date | 2019-09-26 |
| Transaction Price | $7,060,000 |
| Buyer | WHITFIELD MANOR II LP |
| Seller | WHITFIELD MANOR INC |
12600 S Compton Ave Multifamily Value-Add Potential
Neighborhood multifamily occupancy is roughly 93% (measured for the surrounding neighborhood, not the property), indicating steady renter demand in this inner Los Angeles County location, according to WDSuite's CRE market data.
Neighborhood and Livability Context
Situated in an Inner Suburb of the Los Angeles-Long Beach-Glendale metro, the area around 12600 S Compton Ave shows durable renter demand with neighborhood occupancy in the low-90% range and a neighborhood rating of C per WDSuite. Daily-needs access is a relative strength, while lifestyle amenities such as parks and cafes are thinner—factors that can shape asset positioning and marketing.
Amenity balance is mixed: grocery stores are competitive among 1,441 metro neighborhoods and rank in the 93rd percentile nationally; pharmacies also track strong (88th percentile). Childcare density is a standout (95th percentile). By contrast, cafes and parks rank near the bottom locally, which may temper premiums tied to walkable lifestyle offerings.
The property’s construction year is 1973, slightly older than the neighborhood’s average vintage (1975). That age profile suggests foreseeable capital expenditures and value-add or modernization upside to sharpen competitive positioning against newer or recently renovated stock.
Within a 3-mile radius, demographic statistics indicate households have risen even as total population declined modestly—pointing to smaller household sizes and a broader pool of households. The renter-occupied share in this radius is in the mid-50% range and is projected to increase, reinforcing depth of tenant demand and supporting occupancy stability for multifamily assets. Median household incomes have strengthened, and area rents have grown over the past five years, supporting rent roll durability when pricing is managed with local affordability in mind.
Home values in the neighborhood sit well above national norms (near the 89th percentile), reflecting a high-cost ownership market. This typically sustains reliance on multifamily housing and can support lease retention and pricing power, provided operators monitor rent-to-income dynamics to limit retention risk.
Safety Overview
Compared with neighborhoods nationwide, the surrounding area sits in lower safety percentiles, and within the metro it ranks below the median among 1,441 neighborhoods. For investors, this calls for thoughtful security design and resident experience measures to support leasing and retention.
Recent trends are mixed per WDSuite: estimated property offenses declined modestly year over year, while estimated violent offenses edged higher. Practical steps—such as lighting, visibility, access control, and attentive onsite management—can help mitigate perceived risk and maintain leasing performance.
Employment Access
A range of nearby employers supports a broad workforce renter base and commute convenience, including Airgas, Coca-Cola Downey, Air Products & Chemicals, Raytheon Public Safety RTC, and Mattel.
- Airgas — industrial gases distribution (5.1 miles)
- Coca-Cola Downey — consumer beverages operations (7.0 miles)
- Air Products & Chemicals — industrial gases (7.3 miles)
- Raytheon Public Safety RTC — defense & public safety offices (7.4 miles)
- Mattel — consumer products (8.4 miles) — HQ
Investment Thesis
This 28-unit property benefits from steady renter demand, strong daily-needs access, and proximity to diversified employment. Neighborhood occupancy trends in the low-90% range with modest softening in recent years, while elevated local home values indicate a high-cost ownership market that generally sustains reliance on rental housing. The 1973 vintage points to practical value-add and systems upgrades that can improve competitiveness and long-run NOI resiliency.
Within a 3-mile radius, households have grown even as population edged lower, reflecting smaller household sizes and a larger pool of households. Incomes have strengthened and area rents have increased over the last five years. According to CRE market data from WDSuite, this combination—plus strong grocery, pharmacy, and childcare access—supports occupancy stability when paired with disciplined rent management to maintain retention.
- High-cost ownership context bolsters reliance on rentals and supports pricing power
- 1973 vintage offers clear value-add and modernization pathways
- Household growth and smaller household sizes within 3 miles expand the tenant base
- Mixed safety metrics and slight occupancy softening warrant proactive operations and security