| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 29th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9999 Imperial Hwy, Downey, CA, 90242, US |
| Region / Metro | Downey |
| Year of Construction | 1973 |
| Units | 92 |
| Transaction Date | 1997-09-16 |
| Transaction Price | $1,079,000 |
| Buyer | RIO SECO PARTNERS LTD |
| Seller | ROSE LEONARD |
9999 Imperial Hwy, Downey CA Multifamily Investment
Neighborhood renter demand appears durable with tight occupancy and elevated ownership costs, according to WDSuite’s CRE market data. Focus here centers on stable tenancy potential and value-add upside rather than near-term lease-up risk.
Situated in Downey within the Los Angeles metro, the property benefits from neighborhood fundamentals that skew toward multifamily demand. Neighborhood occupancy ranks at the top of the metro (1 out of 1,441 neighborhoods), signaling exceptionally tight conditions; this is a neighborhood metric, not the property’s own performance, but it supports an investor view of leasing stability based on CRE market data from WDSuite.
The renter-occupied share of housing units in the neighborhood is very high (over 90%), indicating a deep tenant base for workforce and middle-income rentals. Within a 3-mile radius, households have increased over the last five years and are projected to expand further through 2028, pointing to a larger tenant base and support for occupancy. Forecasts show household growth outpacing recent population trends, implying smaller household sizes and a potential renter pool expansion rather than new unit construction.
Pricing context is shaped by a high-cost ownership market. Neighborhood home values sit near the top nationally, which tends to reinforce reliance on rental options and can aid lease retention. Median contract rents in the neighborhood are also above national norms, and the rent-to-income ratio suggests some affordability pressure that owners should manage through renewal strategies and amenity positioning to support retention.
Day-to-day convenience is mixed. Restaurants and pharmacies index well versus national peers, while cafes, parks, and grocery stores are thinner locally. Average school ratings trail national benchmarks. For investors, this means demand is driven more by employment access and rental necessity than by top-tier school or lifestyle amenity pull; assets that deliver practical in-unit features and reliable operations can remain competitive among Los Angeles neighborhoods.
Safety indicators are mixed when viewed against regional and national benchmarks. The neighborhood’s overall crime rank is below the metro median (1,014 out of 1,441), while national comparisons show comparatively stronger positioning on specific categories: estimated property offense levels sit in a higher national safety percentile, and violent offense measures land above the national median. Recent 1-year changes indicate some volatility, so prudent underwriting should incorporate trend monitoring rather than relying solely on a single-year snapshot.
Nearby employers span defense/public safety technology, beverage distribution, packaging, industrial gases, and utilities, supporting a broad local workforce that can underpin renter demand and retention for conveniently located apartments.
- Raytheon Public Safety RTC — defense & public safety tech (0.73 miles)
- Coca-Cola Downey — beverage distribution (1.29 miles)
- International Paper — packaging (3.56 miles)
- Airgas — industrial gases (4.01 miles)
- Edison International — utilities (9.54 miles) — HQ
Built in 1973 with 92 units averaging roughly 816 square feet, the asset offers meaningful value-add potential relative to the neighborhood’s slightly newer average stock. Neighborhood indicators show extremely tight occupancy and a very high renter-occupied share of housing units, which, according to CRE market data from WDSuite, supports an underwriting view centered on steady tenant demand rather than lease-up risk.
Within a 3-mile radius, households have grown and are projected to rise materially by 2028, expanding the prospective renter pool. At the same time, elevated local home values reinforce reliance on rental housing, while rent-to-income readings suggest some affordability pressure that owners should address via targeted renovations, unit mix optimization, and renewal strategies. Amenity depth is mixed and school ratings lag, so durable performance is likely to come from functional upgrades, operational efficiency, and alignment with workforce demand drivers.
- Tight neighborhood occupancy and high renter concentration support leasing stability
- 1973 vintage provides clear value-add and modernization upside versus slightly newer local stock
- High-cost ownership context sustains rental demand and aids retention strategies
- 3-mile household growth and projected increases expand the tenant base over the medium term
- Risks: mixed amenity depth, below-average school ratings, affordability pressure, and safety trend variability