| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 20th | Poor |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12612 S Wilmington Ave, Compton, CA, 90222, US |
| Region / Metro | Compton |
| Year of Construction | 2006 |
| Units | 24 |
| Transaction Date | 1999-12-16 |
| Transaction Price | $135,000 |
| Buyer | A COMMUNITY OF FRIENDS |
| Seller | YEE JOHNSON |
12612 S Wilmington Ave Compton Multifamily Investment
Neighborhood fundamentals point to steady renter demand and strong occupancy for this submarket, according to WDSuite’s CRE market data, with stability measured for the surrounding neighborhood rather than the property itself.
Located in Compton within the Los Angeles-Long Beach-Glendale metro, the area shows durable renter demand. Neighborhood occupancy ranks 114 out of 1,441 metro neighborhoods and is in the top quartile nationally, signaling support for lease-up and retention at multifamily assets nearby.
Renter-occupied housing is prevalent, with a high renter concentration (68.1% of units) that deepens the tenant base for a 24-unit property. Within a 3-mile radius, households have grown modestly over the last five years while average household size edged lower, which can expand the renter pool and support occupancy stability for well-managed assets.
Amenity access is mixed: restaurants and parks index well (both competitive nationally, with restaurants around the 88th percentile and parks around the 92nd) and grocery options are solid (around the 80th percentile). In contrast, cafes and pharmacies are sparse locally. For investors, this translates to day-to-day convenience for residents driven by groceries, dining, and park access, albeit with limited cafe and pharmacy density.
Schools in the neighborhood average 2.5 out of 5 (ranked 511 of 1,441 metro neighborhoods, competitive among Los Angeles-Long Beach-Glendale neighborhoods and roughly around the national median). Median home values are elevated versus U.S. norms (around the 85th national percentile) and ownership costs relative to income are high (value-to-income ratio at the 99th percentile nationally). This high-cost ownership market tends to reinforce reliance on rental housing, supporting tenant retention and pricing power for well-positioned, quality multifamily stock.
Safety trends warrant attention. The neighborhood’s crime profile ranks weaker than most in the metro (crime rank 1,331 out of 1,441), and national percentiles indicate below-average safety relative to U.S. neighborhoods. Property and violent offense indicators sit in lower national percentiles, so owners typically underwrite proactive measures—lighting, access control, and on-site management—to support resident satisfaction and leasing stability.
For investors, the takeaway is risk management rather than avoidance: align operations and security protocols with local conditions and emphasize tenant communication and maintenance responsiveness to sustain occupancy and control turnover.
Nearby employers span industrial and consumer sectors that support a broad workforce renter base, including Airgas, Coca-Cola Downey, Raytheon Public Safety RTC, Air Products & Chemicals, and Mattel. Proximity can aid commute convenience and leasing retention for working households.
- Airgas — industrial gases (4.7 miles)
- Coca-Cola Downey — beverage bottling & distribution (6.6 miles)
- Raytheon Public Safety RTC — defense & training facility (7.0 miles)
- Air Products & Chemicals — industrial gases (7.2 miles)
- Mattel — consumer products (8.8 miles) — HQ
Built in 2006, the property is materially newer than the area’s older housing stock, positioning it competitively versus mid-century assets while still benefiting from value-add and modernization opportunities common at this vintage. Based on CRE market data from WDSuite, the surrounding neighborhood posts top-quartile occupancy among U.S. neighborhoods and ranks strongly within the metro, supporting lease stability when paired with disciplined operations.
Investor context is reinforced by elevated ownership costs (home values well above national norms and a high value-to-income ratio), which tends to sustain rental demand and pricing power for quality units. Within a 3-mile radius, household counts have increased in recent years and are projected to rise further while average household size trends lower—dynamics that can expand the renter pool and support steady absorption. Key underwriting considerations include resident affordability (rent-to-income pressure locally) and safety, both manageable with focused asset management and tenant retention strategies.
- 2006 construction offers competitive positioning versus older neighborhood stock with room for targeted upgrades
- Top-quartile neighborhood occupancy supports lease stability and retention potential
- Elevated ownership costs reinforce multifamily demand and pricing power for quality units
- 3-mile household growth and smaller household sizes point to a broadening renter base
- Risks: resident affordability pressure and local safety conditions require active management and capital planning