| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 29th | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12709 Lakewood Blvd, Downey, CA, 90242, US |
| Region / Metro | Downey |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12709 Lakewood Blvd Downey Multifamily Investment
This 20-unit property built in 1986 operates in a neighborhood with 99.5% occupancy rates and strong rental demand fundamentals. Commercial real estate analysis from WDSuite indicates neighborhood-level performance that ranks in the top 5% nationally for occupancy stability.
This Downey neighborhood demonstrates strong rental fundamentals with 99.5% occupancy rates, ranking in the top 7% among 1,441 metro neighborhoods. The area maintains a balanced housing mix with 41.9% of units occupied by renters, supporting consistent multifamily demand. Median contract rents of $1,596 reflect competitive pricing within the broader Los Angeles market.
Demographics within a 3-mile radius show household income growth of 36.6% over five years, with median household income reaching $80,643. The area's renter-occupied share of 55.4% indicates sustained rental demand, while home values averaging $673,374 reinforce rental housing as the primary option for many households. Population projections suggest modest household growth through 2028, supporting occupancy stability.
The 1986 construction year aligns with neighborhood averages, presenting potential value-add opportunities through strategic capital improvements. Amenity density ranks in the 73rd percentile nationally, with good access to grocery stores, restaurants, and parks that support tenant retention. School ratings average 2.0 out of 5, typical for urban core neighborhoods in this price range.
Crime metrics show the neighborhood performing at the 60th percentile nationally, indicating moderate safety levels relative to comparable urban areas. Property offense rates of 245 per 100,000 residents have decreased 10.7% year-over-year, while violent crime rates dropped 44.2% over the same period, suggesting improving trends.
The neighborhood ranks 635th among 1,441 metro neighborhoods for overall crime, positioning it near the metro median. These metrics reflect typical urban core characteristics and should be considered alongside tenant screening protocols and property management practices.
The property benefits from proximity to established corporate offices that provide workforce housing demand, including major employers within commuting distance.
- Coca-Cola Downey — beverage manufacturing (1.5 miles)
- Raytheon Public Safety RTC — defense & aerospace (1.6 miles)
- Airgas — industrial gases (2.8 miles)
- Edison International — utilities HQ (10.1 miles)
- Molina Healthcare — healthcare services HQ (10.8 miles)
This 20-unit property built in 1986 presents a value-add opportunity in a neighborhood demonstrating exceptional occupancy stability. Multifamily property research indicates 99.5% neighborhood occupancy rates ranking in the top 5% nationally, while rental demand remains supported by a 55.4% renter-occupied housing base and growing household incomes. The vintage allows for strategic capital improvements to capture rent premiums in a market where median rents have grown 26.9% over five years.
Demographics within a 3-mile radius show household income growth of 36.6% over the past five years, with continued expansion projected through 2028. Home values averaging $673,374 reinforce rental housing demand, while proximity to major employers including Coca-Cola Downey and Raytheon provides workforce housing appeal. The urban core location offers amenity access ranking in the 73rd percentile nationally.
- Exceptional occupancy stability with 99.5% neighborhood rates ranking top 5% nationally
- Value-add potential through 1986 vintage renovation and rent optimization
- Growing household incomes (+36.6% over five years) supporting rent growth
- Proximity to major employers including Coca-Cola and Raytheon for workforce demand
- Risk consideration: School ratings average 2.0/5 may limit family tenant appeal