| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 30th | Poor |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14921 S Stanford Ave, Compton, CA, 90220, US |
| Region / Metro | Compton |
| Year of Construction | 1973 |
| Units | 108 |
| Transaction Date | 2012-12-19 |
| Transaction Price | $15,700,157 |
| Buyer | WARWICK PARTNERS LP |
| Seller | CENTURY WARWICK TERRACE APARTMENTS LLC |
14921 S Stanford Ave Compton Multifamily Investment
Neighborhood occupancy is competitive among Los Angeles-Long Beach-Glendale neighborhoods and sits in the top quartile nationally, according to WDSuite’s CRE market data, supporting durable renter demand for a 1970s vintage, 108-unit asset. Elevated home values in Los Angeles County further sustain reliance on multifamily housing, aiding retention when managed with disciplined lease strategy.
Situated in an inner-suburb pocket of Compton, the property benefits from a renter base supported by strong neighborhood occupancy levels that rank competitive among Los Angeles-Long Beach-Glendale neighborhoods (1,441 total) and fall in the top quartile nationally. For investors, this points to steady leasing dynamics rather than heavy concessions through the cycle.
Within a 3-mile radius, roughly half of housing units are renter-occupied, indicating a meaningful depth of tenant demand for multifamily product. Household counts have trended up even as average household size declines, which typically expands the renter pool and can support occupancy stability for mid-size communities. Median contract rents in the area remain below many coastal submarkets, which, combined with management discipline, can help balance renewal retention and pricing power.
Amenities are mixed: parks density is a relative strength (top national percentile), and restaurant access is above national norms, while cafes, groceries, and pharmacies are thinner locally. Average school ratings trail national medians, which may influence unit-mix positioning and marketing toward workforce renters rather than family-centric demand. These dynamics argue for pragmatic amenity investments on-site to enhance resident convenience.
Home values in the neighborhood sit well above national norms and the value-to-income profile is high, a hallmark of a high-cost ownership market. For multifamily investors, this environment tends to reinforce rental demand and can support lease-up and retention, though rent-to-income levels suggest ongoing affordability and renewal management should remain a focus. The asset’s 1973 construction is slightly newer than the neighborhood’s mid-century average (1960s), offering relative competitiveness versus older stock while still warranting targeted modernization of systems and finishes for value-add upside.
Safety indicators in this neighborhood are below the national median, reflecting higher reported crime than many U.S. neighborhoods. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area does not rank among the safer submarkets; however, recent year-over-year trends show improvement, with estimated violent and property offenses both declining. For investors, prudent on-site security design, lighting, and resident engagement can help support retention and leasing continuity.
Nationally benchmarked estimates point to a moderate improvement trajectory (violent offenses down roughly ten percent year-over-year and property offenses down by more than a quarter), which is constructive but warrants ongoing monitoring as part of risk management and underwriting.
Nearby employment is diversified across manufacturing, consumer products, and industrial gases, supporting workforce housing demand and commute convenience for residents. The following employers are within commuting distance and can contribute to tenant stability and leasing visibility.
- Airgas — industrial gases (5.5 miles)
- Air Products & Chemicals — industrial gases (6.0 miles)
- Mattel — consumer products (7.7 miles) — HQ
- Coca-Cola Downey — beverages (8.2 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (8.5 miles)
This 108-unit, 1973-vintage community aligns with a neighborhood that posts competitive occupancy within the Los Angeles-Long Beach-Glendale metro and top-quartile national standing, indicating durable tenant demand through cycles. High-cost homeownership in the area reinforces reliance on rentals, while a 3-mile view shows a sizable renter-occupied share and smaller household sizes, both supportive of a broader tenant base. According to CRE market data from WDSuite, amenity access skews toward parks and restaurants, suggesting on-site convenience upgrades can further differentiate the asset.
Investor considerations include targeted capital for system modernization and unit refreshes typical of 1970s construction, a pragmatic approach to affordability and renewal management, and continued attention to safety best practices as part of operations. With disciplined execution, the combination of strong neighborhood occupancy and high ownership costs can support stable income and selective value-add upside.
- Competitive neighborhood occupancy supports leasing stability and limits concession exposure.
- High-cost ownership market sustains renter demand and retention potential.
- 1973 vintage offers value-add via targeted system and interior upgrades.
- Parks and restaurant access are relative strengths; bolster on-site convenience to offset thinner neighborhood retail.
- Risk: safety metrics trail national medians; incorporate security, lighting, and monitoring into underwriting and operations.