| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 90th | Best |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 216 W Imperial Ave, El Segundo, CA, 90245, US |
| Region / Metro | El Segundo |
| Year of Construction | 1976 |
| Units | 23 |
| Transaction Date | 2012-03-29 |
| Transaction Price | $3,880,000 |
| Buyer | Farzin Khalkali |
| Seller | Mattie Evans |
216 W Imperial Ave El Segundo 23-Unit Multifamily Investment
High renter concentration and a high-cost ownership market support durable tenant demand in this El Segundo urban core location, according to WDSuite’s CRE market data.
El Segundo’s neighborhood scores are competitive among Los Angeles neighborhoods, with an A+ rating and a rank of 19 out of 1,441 — placing it in the top quartile nationally by WDSuite’s measures. The submarket combines strong incomes and a deep renter base with lifestyle amenities that help sustain leasing performance.
Amenities are a clear differentiator: restaurants and parks both track in the high national percentiles, with abundant cafes, pharmacies, and grocery options nearby. School quality stands out — average ratings are at the top of the metro (ranked 1 of 1,441) and in the highest national percentile — a factor that can enhance retention for family-oriented renters.
Neighborhood economics are consistent with a high-cost ownership market. Median home values sit in the upper national percentiles, and the value-to-income ratio is elevated. For multifamily investors, this typically reinforces reliance on rental housing and supports pricing power, while the neighborhood rent-to-income ratio around 0.22 suggests affordability pressures are more manageable than in many coastal peers — an underpinning for lease stability and renewal probability.
Occupancy in the neighborhood is modestly above the national median based on WDSuite data, though it sits mid-pack for the Los Angeles metro. Importantly, 54% of housing units are renter-occupied — a high renter concentration (above the 90th percentile nationally) that points to a sizable tenant base and demand depth for professionally managed units.
Demographic statistics within a 3-mile radius indicate population and household growth over the past five years with further increases forecast, alongside a shift toward slightly smaller household sizes. Rising median and mean household incomes and an expanding share of higher-earning households suggest continued support for Class B/C renovations and professionally managed Class A/B communities, contributing to absorption and rent resilience.
Safety signals are mixed when benchmarked nationally. Overall crime metrics place the neighborhood below the national median for safety (around the 36th percentile), with property offense rates weaker than national norms. However, violent offense trends show year-over-year improvement and align closer to national mid-range percentiles, indicating incremental progress rather than deterioration, according to WDSuite’s data.
Within the Los Angeles metro context (1,441 neighborhoods), investors should view safety as a monitoring item rather than a defining weakness: it is not among the metro’s safest areas, yet recent directional improvements in violent offenses suggest risk management and asset-level security measures can help maintain leasing performance.
Proximity to major employers anchors renter demand with short commutes to aviation, toy manufacturing, software, cybersecurity, and healthcare offices. The following nearby employers help support leasing depth and retention.
- Southwest Airlines Counter — aviation services (1.5 miles)
- Mattel — toy manufacturing (1.6 miles) — HQ
- Microsoft Offices The Reserves — software (3.2 miles)
- Symantec — cybersecurity (4.3 miles)
- Abbott Laboratories — healthcare products (6.2 miles) — HQ
This 23-unit asset benefits from a deep tenant base in an A+ Los Angeles neighborhood where renter-occupied housing is prevalent and ownership costs are elevated. Occupancy is modestly above the national median and mid-range for the metro, while high incomes and top-rated schools support resident stickiness and renewal potential. According to commercial real estate analysis from WDSuite, local amenity density and proximity to major employers further reinforce day-to-day livability and leasing durability.
Forward-looking demand is supported by 3-mile radius trends showing population and household growth, rising household incomes, and a gradual tilt toward smaller households — all of which expand the renter pool and support absorption. Key watch items include crime readings that sit below national safety medians and metro-level occupancy that has edged down over the past five years, suggesting prudent underwriting on retention and marketing spend.
- High renter concentration and elevated ownership costs underpin durable multifamily demand
- Amenity- and school-rich location supports resident retention and pricing power
- Employer proximity across aviation, technology, and healthcare reinforces leasing depth
- 3-mile radius population and income growth expand the qualified renter pool
- Risks: below-median national safety readings and metro occupancy drift warrant active asset management