| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 29th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9353 Elm Vista Dr, Downey, CA, 90242, US |
| Region / Metro | Downey |
| Year of Construction | 1977 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9353 Elm Vista Dr, Downey CA Multifamily Investment
Neighborhood occupancy remains exceptionally tight and has trended upward over the last five years, according to WDSuite’s CRE market data, suggesting steady leasing fundamentals for well-positioned assets in this pocket of Los Angeles County.
Downey sits within the Los Angeles-Long Beach-Glendale metro and this neighborhood is rated C- and classified as Urban Core. Within the neighborhood itself, occupancy has been among the strongest in the metro — top quartile nationally and competitive among 1,441 Los Angeles neighborhoods — indicating durable renter demand at the sub-neighborhood scale rather than at the property level.
Rent levels in the neighborhood track in the upper tiers nationally while remaining in line with broader LA patterns, and restaurants are relatively accessible (above the national median density), with pharmacies also well represented. Cafes, parks, and grocery options are more limited inside the neighborhood’s boundaries, so residents typically access amenities along adjacent commercial corridors. These mixed signals point to stable day-to-day livability with room for incremental retail activation.
Within a 3-mile radius, demographic data show households increasing even as average household size trends lower. Population has been stable to slightly contracting in recent years, with projections indicating modest population growth and additional household formation through 2028; this generally supports a larger tenant base and sustained occupancy stability for multifamily properties. Median household incomes in the 3-mile area have expanded meaningfully over the past five years, reinforcing rent collections and renewal prospects.
Owner costs in this part of LA are elevated relative to national norms, which typically sustains reliance on rental housing and supports pricing power for competitive units. At the same time, a rent-to-income burden near one-third underscores the need for active lease management and value-focused amenity positioning to protect retention.
Safety indicators are mixed. The neighborhood’s overall crime standing is below the metro median among 1,441 Los Angeles neighborhoods and below the national median, so investors should underwrite with prudent operating assumptions. That said, violent-incident measures perform above the national average (stronger than midpack nationally), which can help support leasing and renewal confidence compared with other Urban Core locations.
Recent year-over-year trends show an uptick in property-related incidents locally, so monitoring recent comps and reinforcing on-site security and lighting standards during capital planning is advisable. Always evaluate block-level dynamics through management reports and insurer guidance before finalizing assumptions.
The immediate area draws on a diverse employment base that supports renter demand and commute convenience, including defense/aerospace, beverage distribution, packaging, industrial gases, and auto parts distribution.
- Raytheon Public Safety RTC — defense & aerospace offices (0.3 miles)
- Coca-Cola Downey — beverage distribution (0.6 miles)
- International Paper — packaging & materials (3.5 miles)
- Airgas — industrial gases (4.1 miles)
- LKQ — auto parts distribution (4.7 miles)
This 25-unit asset in Downey benefits from tight neighborhood occupancy and rising five-year trends, pointing to resilient leasing conditions relative to many Los Angeles sub-areas. Homeownership costs remain elevated versus national benchmarks, which generally reinforces renter reliance on multifamily housing and can support pricing power for well-maintained units. At the same time, rent burdens near one-third of income signal the need for disciplined renewal strategies and amenity/value positioning to sustain retention.
Within a 3-mile radius, household counts are increasing and average household size is edging lower, effectively expanding the renter pool even as population growth stays modest. Income gains outpacing rent growth over the past five years strengthen collections and reduce volatility risk, while restaurants and healthcare access are solid locally. Based on commercial real estate analysis from WDSuite, these dynamics collectively suggest steady cash-flow potential with measured upside from operational improvements rather than aggressive rent pushes.
- Neighborhood occupancy sits in the top cohort metro-wide, supporting leasing stability
- Elevated ownership costs in LA County sustain renter demand and pricing power
- 3-mile area shows growing household counts and higher incomes, reinforcing collections
- Restaurant and pharmacy access is solid; retail-infill could further enhance livability
- Risk: safety metrics are below metro median and property incidents have risen; underwrite security and insurance prudently