| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 16th | Poor |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 145 W Rosecrans Ave, Compton, CA, 90222, US |
| Region / Metro | Compton |
| Year of Construction | 1983 |
| Units | 56 |
| Transaction Date | 2021-01-13 |
| Transaction Price | $20,818,000 |
| Buyer | DOUGLAS PARK COMMUNITY PARTNERS LP |
| Seller | BATTERIES INCLUDED LP |
145 W Rosecrans Ave Compton Multifamily Investment
Neighborhood occupancy has remained steady with deep renter demand relative to local supply, according to WDSuite’s CRE market data. This positioning supports durable cash flow potential in a high-cost ownership pocket of Los Angeles County.
Neighborhood dynamics and renter demand
The property sits in an Urban Core pocket of Compton where neighborhood occupancy is strong (top quartile nationally) and renter concentration is elevated, indicating a broad tenant base and potential for stable leasing, based on WDSuite’s commercial real estate analysis. Median contract rents in the neighborhood trend near the national upper mid-range, while rent-to-income metrics suggest manageable affordability pressure that can aid retention.
Access to daily-needs retail is a relative strength: grocery availability ranks among the top locations nationally. By contrast, cafes, parks, childcare, and pharmacies are comparatively limited, which may temper lifestyle appeal but does not preclude workforce housing demand in this location.
The area’s average school ratings sit below national norms, a consideration for family-oriented renters and leasing strategies. Still, the submarket’s Urban Core location within the Los Angeles metro provides connectivity to employment corridors and a wide regional amenity set beyond the immediate neighborhood.
Within a 3-mile radius, demographics indicate a nuanced setup for multifamily demand: population has edged lower over the past five years while total households have increased, reflecting smaller household sizes and a potential shift toward more rental households. Looking forward, projections show continued household growth and a modest reduction in average household size, which can translate into a larger tenant base and support occupancy stability even if population growth is uneven.
Vintage matters for competitive positioning. Neighborhood housing stock skews older, with a typical build year around 1950; a 1983-vintage asset offers a relative age advantage versus nearby stock, while still leaving room for targeted modernization to capture value-add upside and improve operating efficiency.
Safety context
Safety metrics for the neighborhood track below national medians, with ranks in the lower portion among 1,441 Los Angeles metro neighborhoods. This indicates comparatively higher crime exposure than many areas, which investors often address through measures such as lighting, access control, and active on-site management.
Recent trend readings show year-over-year upticks in both property and violent incidents at the neighborhood level. While conditions can vary block to block, underwriting should incorporate prudent security planning and partnership with professional management to support resident comfort and lease retention.
Nearby industrial and office employers support a steady workforce renter base and commute convenience, including Airgas, Coca-Cola Downey, Air Products & Chemicals, Raytheon Public Safety RTC, and Molina Healthcare.
- Airgas — industrial gases (3.65 miles)
- Coca-Cola Downey — beverage operations (6.10 miles)
- Air Products & Chemicals — industrial gases (6.25 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (6.47 miles)
- Molina Healthcare — healthcare services (9.58 miles) — HQ
Investment thesis
This Urban Core location combines steady neighborhood occupancy and high renter concentration with a high-cost ownership environment, supporting depth of demand and lease-up resilience. According to CRE market data from WDSuite, the neighborhood sits in the top quartile nationally for occupied housing, while value-to-income and home price levels in the area point to sustained reliance on multifamily housing and potential for pricing power balanced against retention goals.
Built in 1983, the asset is newer than much of the local housing stock, offering a relative competitive edge versus mid-century properties and a platform for selective renovations to drive rent premiums and operating efficiency. At the same time, underwriting should account for below-average neighborhood school ratings, limited nearby lifestyle amenities, and safety considerations that may require enhanced property management and security investment.
- Stable neighborhood occupancy and elevated renter concentration support leasing durability
- 1983 vintage provides a relative age advantage with value-add modernization potential
- High ownership costs in the area reinforce renter reliance and pricing power
- Growing households within 3 miles point to a larger tenant base even as household sizes trend smaller
- Risks: below-average safety and limited nearby lifestyle amenities may require enhanced management and security