| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 29th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10025 Imperial Hwy, Downey, CA, 90242, US |
| Region / Metro | Downey |
| Year of Construction | 1985 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10025 Imperial Hwy, Downey CA Multifamily Investment
Neighborhood occupancy trends sit at the top of the Los Angeles metro and are strong nationally, supporting stable renter demand in this Urban Core location, according to WDSuite’s CRE market data. With elevated ownership costs in the area, investor focus centers on durable leasing and prudent rent-to-income management for long-term performance.
Neighborhood and Livability Context
The property s 1985 vintage is newer than the neighborhood s average 1978 construction year, which can help competitive positioning versus older stock; investors should still plan for modernization of aging systems and selective value-add scope to meet today s renter expectations.
Renter demand is underpinned by a deep tenant base: within a 3-mile radius, roughly half of housing units are renter-occupied (about 47%), creating a meaningful pool for leasing and renewals. Population has been broadly steady while households have increased and average household size has edged lower in recent years, expanding the addressable renter pool and supporting occupancy stability.
Ownership costs are elevated relative to incomes (home values are in the 99th percentile nationally), which tends to reinforce reliance on multifamily housing and supports pricing power when managed alongside rent-to-income considerations. Neighborhood contract rents benchmark high versus national peers, and occupancy performance is top nationally among 1,441 Los Angeles metro neighborhoods, indicating resilient absorption and limited chronic vacancy, based on CRE market data from WDSuite.
Local amenity density is mixed: restaurants score strong versus national peers (around the 80th percentile) and pharmacy access is notably high (around the 91st percentile), while cafes, grocery, and parks are comparatively sparse. Average school ratings in the neighborhood track below national norms; for workforce-oriented product, leasing strategies often emphasize commute convenience and in-unit features over school quality.
Safety Context
Safety indicators are mixed when viewed comparatively. Property offense rates benchmark favorably versus neighborhoods nationwide (upper-tier safety, about the 86th percentile), and violent offense rates also trend better than national middle-of-the-pack levels (around the 63rd percentile). Within the Los Angeles-Long Beach-Glendale metro s 1,441 neighborhoods, these outcomes are competitive to above median for many peers.
Recent one-year changes indicate increases in estimated offense rates, so investors should monitor trend direction and emphasize standard site-level measures (lighting, access control, and resident engagement). Neighborhood-level metrics are informative for underwriting and should be paired with property-specific diligence.
Nearby employers span defense & aerospace, beverages, packaging, industrial gases, and auto parts distribution supporting a broad commuter workforce and steady renter demand for workforce housing.
- Raytheon Public Safety RTC — defense & aerospace offices (0.8 miles)
- Coca-Cola Downey — beverages (1.3 miles)
- International Paper — packaging (3.6 miles)
- Airgas — industrial gases (4.0 miles)
- LKQ — auto parts distribution (4.2 miles)
Investment Thesis
This 48-unit, 1985-vintage asset benefits from a neighborhood with top-tier occupancy performance and a sizable renter pool within a 3-mile radius. Elevated ownership costs in the area support sustained reliance on multifamily housing, while household growth and smaller average household sizes point to a larger tenant base over time.
According to CRE market data from WDSuite, neighborhood occupancy ranks among the strongest in the Los Angeles metro, reinforcing leasing stability. The 1985 construction provides a platform for targeted renovations to enhance competitiveness against older stock, while mindful rent-to-income management can balance pricing power with retention in a high-cost ownership market.
- Occupancy strength and a broad 3-mile renter pool support stable leasing
- Elevated home values reinforce renter reliance on multifamily housing
- 1985 vintage offers value-add and systems modernization opportunities
- Risks: amenity gaps, below-average school ratings, affordability pressure, and variable crime trends warrant active asset management