| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 44th | Fair |
| Amenities | 30th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9220 Telegraph Rd, Downey, CA, 90240, US |
| Region / Metro | Downey |
| Year of Construction | 1975 |
| Units | 63 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9220 Telegraph Rd, Downey CA Multifamily Investment
High neighborhood occupancy and a high-cost ownership landscape point to durable renter demand, according to WDSuite s CRE market data. The 1975 vintage and 63-unit scale suggest scope for targeted renovations alongside stable leasing fundamentals.
Downey s Urban Core setting offers everyday convenience anchored by grocers and dining density, while cafes, parks, and pharmacies are less concentrated nearby. Neighborhood schools average roughly 4.0 out of 5 and rank 121 out of 1,441 in the Los Angeles-Long Beach-Glendale metro, signaling academics that are competitive among metro neighborhoods. Median home values sit at elevated levels versus national norms, reinforcing reliance on multifamily housing and supporting pricing discipline for stabilized assets.
From an operations perspective, neighborhood occupancy is strong and sits in the top quartile nationally, and the area s renter-occupied share (about half of housing units) is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 553 of 1,441). Both dynamics indicate a deep tenant base and potential for steady lease-up and retention through cycles.
Within a 3-mile radius, households grew modestly in recent years and are projected to increase substantially by 2028, expanding the local renter pool and helping support occupancy stability. At the same time, a declining average household size points to more, smaller households over time, which can translate to sustained demand for well-managed, mid-sized units.
Median contract rents in the surrounding area trend above national levels, while WDSuite s commercial real estate analysis indicates rent-to-income remains manageable locally. In a high-cost ownership market, this mix supports lease retention and measured pricing power for quality product.
Safety metrics for the neighborhood are mixed but generally around metro norms. Overall crime sits near the middle of Los Angeles-Long Beach-Glendale (ranked 705 of 1,441) and is modestly better than the national average on a percentile basis. Property incidents show a notable year-over-year improvement, while violent incidents track closer to national mid-range and have recently ticked up. Investors should underwrite with standard risk controls and lean on current, property-specific security measures where relevant.
Nearby employment nodes span packaging, beverage, defense-related operations, auto parts distribution, and utilities, supporting a broad workforce renter base and commute convenience for residents.
- International Paper corporate offices (1.9 miles)
- Coca-Cola Downey corporate offices (2.0 miles)
- Raytheon Public Safety RTC defense & aerospace offices (2.1 miles)
- LKQ auto parts distribution offices (4.9 miles)
- Edison International utilities (6.8 miles) HQ
9220 Telegraph Rd presents an income-focused play in a high-cost ownership pocket of Los Angeles County, where neighborhood occupancy is in the top quartile nationally and renter concentration is competitive within the metro. Elevated home values and solid school quality support family-oriented renter demand, while strong grocery and restaurant access aid day-to-day livability. According to CRE market data from WDSuite, the surrounding area s rent levels and rent-to-income dynamics suggest room for disciplined pricing without overextending tenants.
The 1975 vintage points to clear value-add pathways from unit interiors to building systems that can enhance competitive positioning against newer stock. Demographic trends within a 3-mile radius show rising household counts and smaller average household sizes over time, which can expand the tenant base for well-managed, mid-sized apartments. Key risks include uneven amenity depth (few parks and cafes) and mixed safety trends, warranting prudent capex and on-site management plans.
- Strong neighborhood occupancy and competitive renter-occupied share support stable leasing
- High-cost ownership market underpins rental demand and potential pricing discipline
- 1975 vintage offers tangible value-add and modernization opportunities
- Household growth and smaller household sizes within 3 miles expand the tenant base
- Risks: thinner park/cafe amenities and mixed safety trends require active management