| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 57th | Good |
| Amenities | 30th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8525 Paramount Blvd, Downey, CA, 90240, US |
| Region / Metro | Downey |
| Year of Construction | 1974 |
| Units | 64 |
| Transaction Date | 2022-02-01 |
| Transaction Price | $11,300,000 |
| Buyer | COMMUNITY HOUSING SERVICES-BIRCHCREST INC |
| Seller | BIRCHCREST PRESERVATION LIMITED PARTNERS |
8525 Paramount Blvd, Downey CA Multifamily Investment
Neighborhood occupancy remains strong and renter demand is supported by a sizable renter-occupied base, according to WDSuite’s CRE market data, positioning this 64-unit 1974 asset for steady income with targeted value-add.
Situated in Downey’s Urban Core, the neighborhood carries a B- rating and sits roughly mid-pack among 1,441 Los Angeles metro neighborhoods, suggesting balanced fundamentals with room for selective improvement. Occupancy in the neighborhood is in the top quartile nationally, a positive indicator for lease stability and renewal rates for multifamily investors.
Local living patterns point to durable rental demand. Approximately 44.9% of housing units are renter-occupied, indicating a deep tenant pool that supports absorption and retention. Median household incomes rank in the higher national percentiles, while rent-to-income levels remain moderate in context, helping sustain collections and reduce turnover pressure.
Amenities skew pragmatic. Restaurant density sits in a high national percentile, and childcare availability is also strong, while cafes, groceries, parks, and pharmacies are comparatively sparse in the immediate area. For investors, this mix suggests everyday convenience for residents with some reliance on nearby corridors for specialty retail—an operating detail to consider for positioning and marketing.
Housing and income metrics are competitively positioned: housing indicators track in the top quartile nationally and NOI per unit for the neighborhood ranks near the top decile, reinforcing revenue potential relative to older stock. Elevated home values in the area point to a high-cost ownership market, which can sustain reliance on multifamily rentals and support pricing power when paired with disciplined lease management.
Within a 3-mile radius, the total population has edged down slightly over the past five years, yet household counts have increased and average household size has trended lower. This combination typically expands the renter pool and supports occupancy stability. Forecasts call for further household growth and rising incomes within three miles, which should broaden the tenant base and underpin rent levels over the medium term.
Safety indicators in this neighborhood compare favorably to many areas nationally. Overall crime metrics are above the national median (higher percentile indicates safer), placing the area as competitive among Los Angeles neighborhoods. Recent data shows a notable decline in property offenses year over year, while violent offense trends have moved the other direction—signals investors should monitor as part of ongoing operations and resident relations.
Framed against 1,441 Los Angeles metro neighborhoods, the area’s crime profile reads as better than average, with property offense levels improving and overall safety sitting in stronger national percentiles. Operators should continue standard best practices—lighting, access control, and coordination with local resources—to maintain resident confidence.
Proximity to a diverse employment base supports workforce housing demand and commute convenience. Nearby employers include Coca-Cola, International Paper, Raytheon Public Safety RTC, LKQ, and Edison International.
- Coca-Cola Downey — beverage operations (2.35 miles)
- International Paper — packaging & paper (2.64 miles)
- Raytheon Public Safety RTC — technology & training facility (2.68 miles)
- LKQ — automotive parts distribution (5.84 miles)
- Edison International — utilities & energy (6.34 miles) — HQ
The investment case centers on durable renter demand, high neighborhood occupancy, and value-add potential. Built in 1974, the asset is older than the neighborhood’s average vintage, pointing to targeted capital planning and renovation upside to sharpen competitiveness against newer stock. According to commercial real estate analysis from WDSuite, the neighborhood’s occupancy sits in the top quartile nationally alongside strong NOI-per-unit positioning, supporting a thesis of steady income with operational enhancements.
Within a 3-mile radius, households have increased even as population softened slightly, and average household size has declined—patterns that typically widen the renter pool and support lease-up and renewal performance. Elevated home values suggest a high-cost ownership market that sustains reliance on multifamily rentals, while moderate rent-to-income levels provide a buffer for retention and collections. Key risks include amenity gaps in the immediate area and mixed safety trends, warranting attention to on-site improvements, security practices, and resident engagement.
- High neighborhood occupancy and strong NOI-per-unit backdrop support income stability
- 1974 vintage offers value-add and capex-driven competitiveness versus newer supply
- 3-mile household growth and smaller household sizes expand the renter base
- High-cost ownership market reinforces multifamily demand and pricing power
- Risks: amenity gaps nearby and mixed safety trends require proactive operations