| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 38th | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11637 Bellflower Blvd, Downey, CA, 90241, US |
| Region / Metro | Downey |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11637 Bellflower Blvd Downey Multifamily Investment
Neighborhood occupancy is resilient with steady renter demand, supported by a deep tenant base and strong nearby amenities, according to CRE market data from WDSuite. For investors, the location suggests durable leasing with room for value-add upside given the asset’s vintage.
Downey’s inner-suburb location offers a dense amenity base that supports renter retention and day-to-day convenience. The neighborhood sits in the top quartile nationally for food, grocery, parks, and pharmacy access, with cafes and restaurants especially concentrated. This amenity density is a practical tailwind for leasing and renewals.
Multifamily fundamentals in the neighborhood are solid: occupancy is in the top quintile nationally and competitive among Los Angeles-Long Beach-Glendale neighborhoods (453 out of 1,441 overall neighborhood rank; occupancy rank also competitive), indicating stable performance through cycles based on WDSuite’s CRE market data. Median contract rents have trended upward over the past five years, signaling healthy renter demand rather than an overbuilt supply story.
Tenure data indicates a high share of renter-occupied housing units at the neighborhood level, which points to a deep tenant base and supports occupancy stability. Within a 3-mile radius, households have grown even as average household size edged lower, expanding the renter pool and diversifying demand across unit types. Rising median incomes in the same radius further underpin the ability to absorb rent growth for appropriately positioned assets.
Ownership costs in the area are elevated relative to incomes (high value-to-income ratios and home values in the top quintile nationally for the neighborhood), which tends to reinforce reliance on multifamily rentals and can support pricing power. Counterpoints for investors to watch include below-average school ratings at the neighborhood level and limited childcare density, which may affect segments of family renters.
The property’s 1972 construction is older than the neighborhood average, implying capital planning needs but also clear value-add and modernization levers to enhance competitiveness against newer stock.
Safety trends are mixed but generally favorable in broader context. The neighborhood scores in the 70th percentile nationally on composite crime measures, placing it above many areas across the country, and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (499 out of 1,441 by crime rank). That positioning can help support leasing confidence among renters seeking convenience without sacrificing perceived safety.
Recent shifts diverge by category: violent offenses show notable improvement and sit in the top decile nationally, while property offenses—although comparatively favorable in level—have seen a recent uptick year over year. Investors should incorporate these dynamics into risk management, emphasizing lighting, access control, and resident engagement to sustain retention.
Nearby employers provide a diversified employment base that supports workforce housing demand and commute convenience for residents. Key nodes include beverage, aerospace/public safety, packaging, industrial gases, and auto parts distribution.
- Coca-Cola Downey — beverage operations (0.24 miles)
- Raytheon Public Safety RTC — aerospace/public safety operations (0.53 miles)
- International Paper — packaging offices (3.58 miles)
- Airgas — industrial gases (4.10 miles)
- LKQ — auto parts distribution (5.06 miles)
This 40-unit, 1972-vintage asset is positioned in a high-amenity Downey neighborhood where occupancy remains strong and renter demand is deep. According to CRE market data from WDSuite, neighborhood occupancy sits in the top quintile nationally and is competitive within the Los Angeles-Long Beach-Glendale metro, while median rents have advanced over the last five years. Elevated ownership costs locally continue to reinforce reliance on rental housing, supporting pricing power for well-maintained, well-managed properties.
Vintage creates a clear value-add path: targeted renovations and system upgrades can improve competitive positioning versus newer stock and capture rent premiums without overreaching on affordability. Within a 3-mile radius, household growth alongside smaller average household size points to a broadening tenant base and diversified demand across unit mixes, supporting occupancy stability and renewal potential. Key considerations include managing affordability pressure and addressing property-crime risk through operations.
- Stable neighborhood occupancy and sustained rent growth support durable cash flow
- High-amenity inner-suburb location aids leasing velocity and retention
- 1972 vintage offers actionable value-add and modernization upside
- Elevated ownership costs reinforce multifamily demand and pricing power
- Risks: affordability pressure and recent property-crime uptick require active management