| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 40th | Fair |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12030 Downey Ave, Downey, CA, 90242, US |
| Region / Metro | Downey |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | 2012-12-05 |
| Transaction Price | $3,175,031 |
| Buyer | KJER DOWNEY AVENUE PROPERTIES LLC |
| Seller | THE IKE & FAYE LANGHOLZ FAMILY TRUST |
12030 Downey Ave Downey Multifamily Investment
Neighborhood renter demand is durable with high occupancy and a sizable renter-occupied base, according to WDSuite’s CRE market data, supporting stable income dynamics for a mid-size asset in southeast Los Angeles County.
This Urban Core location in Downey benefits from strong day-to-day convenience. Neighborhood-level amenities skew toward food and beverage with dense café and grocery options (both competitive nationally), while park and pharmacy access are comparatively limited. Average school ratings are mid-range, offering balanced but not standout education options.
From an investment perspective, occupancy in the neighborhood ranks among the strongest across the Los Angeles metro (top quartile among 1,441 neighborhoods), indicating limited vacancy risk through cycles. The neighborhood’s renter-occupied share is elevated, signaling a deeper tenant base and supporting leasing velocity and retention for multifamily.
Within a 3-mile radius, demographics show households have grown even as population has been relatively flat, implying smaller household sizes and a gradual expansion of the renter pool. Median contract rents have risen over the past five years, and WDSuite’s commercial real estate analysis indicates that forward projections point to continued rent growth alongside rising incomes, which can support occupancy stability and measured pricing power.
Ownership costs in the area are high versus national norms, and the value-to-income ratio ranks in the top tier nationally. In practice, this high-cost ownership market tends to reinforce reliance on rental housing, benefiting multifamily demand depth. At the same time, rent-to-income ratios suggest some affordability pressure, which calls for disciplined lease management and renewal strategies.
Comparable neighborhood safety data are not available in this release from WDSuite for this specific area. Investors typically benchmark conditions against city and metro trends and monitor owner reports and insurance pricing to understand risk directionally, rather than relying on block-level anecdotes.
- Coca-Cola Downey — beverage distribution/operations (0.8 miles)
- Raytheon Public Safety RTC — technology/services (1.3 miles)
- Airgas — industrial gases (3.7 miles)
- International Paper — packaging & paper (4.3 miles)
- LKQ — auto parts distribution (5.8 miles)
12030 Downey Ave offers exposure to a high-demand rental pocket with top-tier neighborhood occupancy and an above-average renter concentration, supporting steady tenant demand for a 40-unit asset. Dense café and grocery availability add to livability, while high ownership costs versus national norms reinforce multifamily reliance and can underpin pricing power. According to CRE market data from WDSuite, neighborhood-level occupancy stands at the top of the metro distribution, which historically correlates with resilient leasing through cycles.
Investor focus should include disciplined affordability management: rent-to-income signals indicate some pressure for households, making renewal strategies and value delivery important. With households expanding within a 3-mile radius and household sizes trending lower, the area’s renter pool is set to broaden, supporting occupancy stability and consistent cash flow potential.
- Top-quartile neighborhood occupancy among 1,441 LA metro neighborhoods supports leasing stability
- Elevated renter-occupied share indicates a deeper tenant base for a 40-unit asset
- Dense café and grocery access enhances day-to-day convenience and retention
- High-cost ownership market reinforces rental demand and measured pricing power
- Risk: affordability pressure and limited park/pharmacy access call for careful lease and amenity strategy