| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 47th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12501 Paramount Blvd, Downey, CA, 90242, US |
| Region / Metro | Downey |
| Year of Construction | 1972 |
| Units | 25 |
| Transaction Date | 2022-10-21 |
| Transaction Price | $6,950,000 |
| Buyer | RODRIGUEZ REVOCABLE LIVING TRUST |
| Seller | LACY STREET COMMERCIAL LP |
12501 Paramount Blvd, Downey Multifamily Investment
Neighborhood occupancy is high and renter demand is reinforced by a high-cost ownership landscape, according to WDSuite s CRE market data. These signals suggest stability at the neighborhood level rather than the property specifically.
Located in Downey within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates B+ and is competitive among metro peers (ranked 394 out of 1,441 neighborhoods). Amenity access trends skew favorable: groceries, pharmacies, parks, and restaurants index strong nationally, while cafe density is limited. For investors, the mix supports daily convenience and resident retention without relying on destination retail.
Occupancy in the surrounding neighborhood is strong (ranked 111 out of 1,441 metro neighborhoods), indicating tight leasing conditions that can underpin pricing power. Renter-occupied housing share is meaningful at the neighborhood level, pointing to a deep tenant base for multifamily. Median household incomes trend above national norms, and rent-to-income levels indicate manageable renter affordability factors that can support lease stability and renewal velocity.
Home values sit in a high-cost ownership market (nationally high percentile), which tends to sustain reliance on multifamily rentals and can bolster demand for well-located mid-size properties. Vintage characteristics in this area average mid-1970s; with a 1972 construction year, this asset skews slightly older than average, highlighting potential value-add or systems modernization to remain competitive against newer stock.
Within a 3-mile radius, demographics show households have grown over the last five years and are projected to continue expanding even as average household size eases. This pattern can enlarge the renter pool and support occupancy stability for professionally managed multifamily, based on CRE market data from WDSuite.
Safety indicators are mixed but comparatively solid at the neighborhood level. The area performs competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 560 out of 1,441) and trends above the national median by percentile, suggesting relatively better safety than many urban peers. Recent data also shows a decline in property offense rates, while year-over-year violent offense rates rose points investors may weigh alongside strong occupancy and income trends. Use submarket and city benchmarks for broader context; conditions can vary by block and over time.
Nearby employers provide a diverse employment base that supports local renter demand and commute convenience, including Coca-Cola, Raytheon Public Safety RTC, Airgas, International Paper, and LKQ.
- Coca-Cola beverage bottling/distribution (1.6 miles)
- Raytheon Public Safety RTC defense & public safety facility (2.0 miles)
- Airgas industrial gases (3.1 miles)
- International Paper packaging & paper (5.0 miles)
- LKQ auto parts distribution (6.4 miles)
This 25-unit, 1972 vintage asset sits in a tight Los Angeles County rental pocket where neighborhood occupancy is strong and renter concentration provides depth to the tenant base. Elevated home values in the area reinforce multifamily reliance, and neighborhood income levels paired with manageable rent-to-income dynamics can support retention and steady collections. According to CRE market data from WDSuite, amenity access is favorable for daily needs (strong groceries, pharmacies, parks, and restaurants; limited cafes), aligning with workforce-oriented demand.
The 1972 construction year suggests potential value-add via interior updates and systems modernization to sharpen competitive positioning against newer stock. Within a 3-mile radius, household counts have risen and are projected to grow further even as average household size trends lower, which can expand the renter pool and support occupancy durability. Key risks include an older physical plant and mixed safety trends, which call for proactive capital planning and resident experience management.
- Tight neighborhood occupancy supports pricing power and leasing stability.
- High-cost ownership market sustains renter demand for well-located multifamily.
- 1972 vintage offers value-add potential through targeted renovations and system upgrades.
- 3-mile household growth and smaller household sizes point to a broader renter pool over time.
- Risks: aging building systems and uneven safety trends warrant capital and operations focus.