| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 48th | Fair |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7117 Stewart and Gray Rd, Downey, CA, 90241, US |
| Region / Metro | Downey |
| Year of Construction | 1973 |
| Units | 78 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7117 Stewart and Gray Rd Downey Multifamily Investment
Neighborhood occupancy is 100% and renter-occupied housing is the majority, signaling durable tenant demand in this Los Angeles County submarket, based on CRE market data from WDSuite.
Located in Downey within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows tight fundamentals for multifamily investors: neighborhood occupancy is 100% (ranked 1st among 1,441 metro neighborhoods), indicating limited immediate vacancy at the neighborhood level rather than at the property itself. Renter-occupied housing accounts for a little over half of units, pointing to a deep tenant base and steady leasing activity.
Livability supports retention. Cafes and parks are dense by regional standards (both are competitive among Los Angeles-Long Beach-Glendale neighborhoods, with national performance in the top percentiles), while restaurants are also abundant. Immediate grocery, pharmacy, and childcare options are more limited within the neighborhood, which may modestly extend resident trip patterns but typically does not impair demand in an urban core setting.
Rent levels in the neighborhood sit well above national norms and have grown meaningfully over the past five years, according to WDSuite’s CRE market data. With a rent-to-income ratio around the low-20s, the area reflects manageable affordability pressure for many renters, supporting lease stability and collections management.
Within a 3-mile radius, demographics indicate a slight population contraction alongside an increase in households and smaller average household size. This shift expands the renter pool and supports unit absorption even as headcount trends remain flat to slightly negative. Median and mean household incomes have risen and are projected to rise further, reinforcing the capacity for sustained demand for well-managed multifamily assets.
Home values in the neighborhood are elevated versus national benchmarks, and the value-to-income ratio is among the higher readings nationally. In practice, this high-cost ownership market sustains reliance on rental housing, which can aid tenant retention and pricing power for professionally operated communities.
Neighborhood-level crime metrics are not available in WDSuite for this location at this time. For investors, that means property-level security measures, on-site management practices, and citywide trend comparisons are useful complements when assessing risk. Comparable urban core submarkets in Los Angeles County often show block-by-block variation, so underwriting typically incorporates local police reports, insurance quotes, and historical incident logs to contextualize conditions without overgeneralizing.
Proximity to a diversified employment base supports renter demand and commute convenience, with nearby roles in beverages, defense/public safety, industrial gases, packaging, and utilities.
- Coca-Cola Downey — beverages/distribution (2.1 miles)
- Raytheon Public Safety RTC — defense & public safety facilities (2.7 miles)
- Airgas — industrial gases (4.3 miles)
- International Paper — packaging & paper (5.1 miles)
- Edison International — utility holding company (8.9 miles) — HQ
The 78-unit asset, built in 1973, is slightly newer than the neighborhood’s average vintage, providing relative competitiveness versus older stock while still offering potential renovation and systems modernization to drive rent premiums and operating efficiency. Neighborhood occupancy is 100% and the renter-occupied share is just over half, indicating a broad tenant base and support for occupancy stability.
Within a 3-mile radius, households have increased even as population edged down, a pattern that typically expands the renter pool and supports absorption. Elevated home values in this Los Angeles County location reinforce reliance on rental housing and can aid pricing power and lease retention. According to CRE market data from WDSuite, neighborhood rents sit well above national benchmarks, aligning with income growth trends and a high-cost ownership landscape that underpins multifamily demand.
- Neighborhood occupancy at 100% supports leasing stability at the neighborhood level
- 1973 vintage offers value-add potential via targeted renovations and system upgrades
- Elevated home values sustain renter reliance, aiding retention and pricing power
- 3-mile household growth and smaller household size expand the renter pool
- Risk: limited immediate grocery/pharmacy options and slight population contraction warrant conservative lease-up and retention planning