| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 60th | Good |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7301 Florence Ave, Downey, CA, 90240, US |
| Region / Metro | Downey |
| Year of Construction | 1975 |
| Units | 96 |
| Transaction Date | 2014-08-01 |
| Transaction Price | $18,615,000 |
| Buyer | PI Downey Pointe |
| Seller | Downey Pointe Malcai, LP |
7301 Florence Ave Downey Multifamily Investment
Neighborhood occupancy remains tight and competitive, with stability that supports cash flow durability according to WDSuite’s CRE market data; this is a neighborhood metric, not specific to the property. The asset’s Downey location offers established renter demand within Los Angeles County, positioning performance to track inner-suburb fundamentals.
Downey’s inner-suburb setting combines everyday convenience with steady renter demand. Grocery access is solid and parks are comparatively abundant (competitive among Los Angeles-Long Beach-Glendale neighborhoods), while café and pharmacy options are thinner—suggesting residents rely on nearby commercial corridors for certain services. Average school ratings in the area are strong, sitting in the top quartile nationally, which can help with resident retention for family-oriented renter households.
From an operations standpoint, the neighborhood’s occupancy is competitive among Los Angeles-Long Beach-Glendale neighborhoods and remains above national norms, reinforcing a base case for steady leasing. Neighborhood-level NOI per unit trends also compare well nationally, pointing to operating margin support in this part of the metro, based on CRE market data from WDSuite.
Construction vintage in the immediate area averages late-1970s. With this property built in 1975, investors should plan for ongoing capital needs typical of mid-1970s assets—mechanicals, interiors, and common-area modernization—balanced by potential value-add rent premiums where finishes and systems are upgraded.
Demographic statistics aggregated within a 3-mile radius indicate a large renter base (a majority of housing units are renter-occupied), rising household counts, and smaller average household sizes over time. Even as population growth is mixed, increases in households can translate to a broader tenant base and support occupancy stability. Elevated home values relative to national norms reinforce reliance on multifamily rentals, while rent-to-income levels suggest measured affordability pressure that can be managed through thoughtful lease management and renewal strategies.
Safety indicators benchmark favorably in national comparisons. Overall crime and violent offense measures are in the top quartile nationally (safer than many neighborhoods across the country), while property offense levels benchmark above average nationwide, according to WDSuite. Recent year-over-year trends indicate notable declines in reported offense rates, which, if sustained, can support resident retention and leasing stability. Conditions vary by block, so investors should evaluate property-level security, lighting, and access controls as part of underwriting.
Proximity to a diversified employment base supports renter demand and commute convenience, including beverage, defense, packaging, utilities, and real estate services employers listed below.
- Coca-Cola Downey — beverage distribution/operations (2.1 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (2.7 miles)
- International Paper — packaging/manufacturing (4.0 miles)
- Edison International — utilities holding (7.4 miles) — HQ
- CBRE Group — real estate services (8.9 miles) — HQ
This 96-unit, mid-1970s Downey asset aligns with inner-suburb fundamentals: competitive neighborhood occupancy, a large renter pool within a 3-mile radius, and home values that sustain reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood-level operating and occupancy metrics compare well against national benchmarks, supporting a case for consistent leasing and disciplined rent growth management.
Built in 1975, the property is slightly older than the neighborhood average, creating clear value-add angles through systems upgrades and interior modernization. Household counts are projected to rise within the 3-mile radius while average household size trends lower, expanding the tenant base even if population growth softens. Investors should balance this demand picture with prudent capital planning and awareness of a modest local amenity mix outside of core grocery and parks.
- Competitive neighborhood occupancy supports leasing stability
- Large, majority renter-occupied housing base within 3 miles
- 1975 vintage offers actionable value-add and CapEx planning
- Elevated home values reinforce multifamily demand and pricing power
- Risks: aging systems and a thinner café/pharmacy amenity mix