| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 46th | Fair |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12542 Paramount Blvd, Downey, CA, 90242, US |
| Region / Metro | Downey |
| Year of Construction | 1991 |
| Units | 103 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12542 Paramount Blvd Downey Multifamily Opportunity
Neighborhood occupancy is high and supported by a deep renter base and elevated ownership costs in Los Angeles County, according to WDSuite’s CRE market data. This positioning favors steady lease-up and retention for a well-located Downey asset.
Downey’s Urban Core setting offers everyday convenience that supports renter retention. Cafes, groceries, and parks score well versus neighborhoods nationwide, with restaurant, grocery, and cafe density all positioned strongly. This creates lifestyle accessibility that helps stabilize demand for a 103-unit asset serving working households.
From an operations lens, the neighborhood’s occupancy runs strong (top quartile nationally by WDSuite benchmarks), and neighborhood-level NOI per unit trends are also competitive versus U.S. peers. Median contract rents in the area are on the higher side for the nation, while the value-to-income ratio sits near the top of U.S. neighborhoods—signaling a high-cost ownership market that tends to sustain multifamily demand and pricing power.
Tenure patterns point to depth in the renter pool: roughly two-fifths of neighborhood housing units are renter-occupied, and within a 3-mile radius renters comprise a slight majority. For investors, that mix underpins leasing velocity across unit types and supports occupancy durability through cycles.
Demographics aggregated within a 3-mile radius show modest population movement but growth in households and families, indicating smaller household sizes and a gradually expanding renter pool over time. Household incomes have risen, and rents have trended upward, which supports rent roll performance but warrants attention to affordability and renewal strategies as rent-to-income ratios push higher than national norms based on WDSuite’s commercial real estate analysis.
The average school rating trends around the national midpoint, and the neighborhood’s construction stock skews older than this 1991-vintage property. That vintage positioning offers relative competitiveness versus nearby 1960s-era inventory, while still leaving room for targeted system upgrades or light value-add to meet current renter preferences.
Safety conditions should be evaluated with submarket and property-level diligence. Within the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, this area ranks closer to the higher-crime end of the spectrum; however, recent WDSuite indicators show notable one-year declines in estimated violent and property offense rates. Trend improvement is encouraging, but performance can vary block-to-block, so investors typically underwrite with enhanced lighting, access control, and community engagement as appropriate.
Nearby employment spans beverages, defense/public safety technology, industrial gases, packaging, and utilities—supporting workforce housing demand and commute convenience for renters likely to value proximity to major employers listed below.
- Coca-Cola Downey — beverages/consumer (1.6 miles)
- Raytheon Public Safety RTC — defense & public safety technology (2.0 miles)
- Airgas — industrial gases (3.1 miles)
- International Paper — packaging & paper (5.0 miles)
- Edison International — electric utility (9.8 miles) — HQ
This 1991-vintage, 103-unit property sits in a Los Angeles County neighborhood characterized by strong occupancy, a well-established renter base, and lifestyle amenities that support retention. Elevated home values in the area reinforce reliance on rental housing, while neighborhood NOI per unit levels test well against national peers. According to CRE market data from WDSuite, neighborhood occupancy trends remain robust and the surrounding 3-mile area shows growth in households, which points to a broader tenant base over time.
Relative to older nearby stock, the property’s vintage is a competitive factor, with potential to capture demand through targeted modernization and common-area upgrades rather than heavy repositioning. Key underwriting considerations include managing rent-to-income pressure and monitoring local safety trends, which have improved on a one-year basis but remain a focus for asset operations.
- High neighborhood occupancy and resilient renter demand support lease stability
- 1991 construction offers competitive positioning versus older local inventory
- Amenity-rich urban setting aids retention and broadens the tenant base
- Elevated ownership costs in the area sustain multifamily reliance and pricing power
- Risks: renter affordability pressure and localized safety considerations require active management