| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 61st | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10415 Paramount Blvd, Downey, CA, 90241, US |
| Region / Metro | Downey |
| Year of Construction | 1972 |
| Units | 76 |
| Transaction Date | 1997-11-19 |
| Transaction Price | $4,250,000 |
| Buyer | WOODBRIAR APARTMENT COMPANY LP |
| Seller | WOODBRIAR LTD |
10415 Paramount Blvd Downey Multifamily Investment Opportunity
Neighborhood occupancy trends are solid and above the metro median, according to WDSuite’s CRE market data, supporting stable renter demand for a 76‑unit asset in an Urban Core pocket of Downey. Elevated local home values further sustain reliance on rentals and can aid pricing power over the hold.
Downey’s Urban Core location scores an A- neighborhood rating and shows balanced fundamentals for multifamily. Neighborhood occupancy is above the metro median and sits in the upper half nationally, suggesting steady leasing conditions rather than outsized volatility. The asset’s 1972 vintage is slightly newer than the area’s average construction year (1968), which can be competitive versus older stock, though investors should plan for ongoing system upgrades typical of 1970s buildings.
Daily-needs access is a strength: grocery availability and restaurant density both rank in the 90th+ national percentiles, while parks and pharmacies also post top-tier national showings. These amenity dynamics contribute to renter retention and day-to-day convenience. School quality averages around mid-to-above national medians, positioning the area for broad household appeal without relying solely on top-decile schools.
Tenure patterns indicate a meaningful renter base. Within the neighborhood cluster, about 38.2% of housing units are renter-occupied, providing depth for multifamily demand; within a 3‑mile radius, renter concentration is higher, expanding the potential tenant pool. Home values are elevated relative to the nation, which reinforces sustained demand for rental housing and can support lease stability.
Demographics aggregated within a 3‑mile radius show households have grown over the last five years and are projected to continue rising by 2028, even as population edges down—signaling smaller household sizes and a larger tenant base over time. This trajectory supports occupancy stability and aligns with forward-looking commercial real estate analysis from WDSuite.
Safety conditions are competitive among Los Angeles-Long Beach-Glendale neighborhoods, and neighborhood-level indicators trend above national averages. Property offense measures track in the Top quartile nationally, and violent offense levels are above the national median, according to WDSuite. Recent year-over-year data show an uptick in violent incidents; investors should monitor trend direction alongside property-level security and management practices.
As with any Urban Core location, risks can vary by block and over time. Framing safety at the neighborhood scale provides a consistent basis for underwriting; pairing these trends with on-site measures and tenancy mix can help support resident retention and leasing performance.
Nearby employers span consumer products, industrial services, and defense-related operations, supporting a diverse workforce renter base and commute convenience for residents. The list below highlights proximate nodes likely to underpin demand and retention.
- Coca-Cola Downey — consumer products (1.2 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (1.8 miles)
- International Paper — packaging & materials (3.5 miles)
- Airgas — industrial gases & services (5.2 miles)
- LKQ — automotive parts (5.9 miles)
The property’s 76 units position it to benefit from a renter base supported by above-median neighborhood occupancy and strong daily-needs access. Elevated home values in the area tend to sustain reliance on rentals, helping pricing discipline and lease retention. The 1972 vintage is slightly newer than the neighborhood average and offers value-add potential through targeted renovations and system modernization.
Households within a 3‑mile radius have been increasing and are projected to expand further by 2028, pointing to a larger tenant base even as population modestly contracts. According to CRE market data from WDSuite, the neighborhood compares favorably within the metro on safety and occupancy, reinforcing an underwriting case centered on stable demand rather than speculative growth.
- Above-median neighborhood occupancy supports stable leasing and reduces downtime risk.
- Elevated ownership costs in the area reinforce rental demand and pricing power.
- 1972 vintage provides value-add upside via interior refresh and system upgrades.
- Household growth within 3 miles expands the tenant pool and supports retention.
- Risks: aging building capex needs and recent uptick in neighborhood violent incidents warrant active management.