| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 90th | Best |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 660 W Imperial Ave, El Segundo, CA, 90245, US |
| Region / Metro | El Segundo |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
660 W Imperial Ave El Segundo Multifamily Investment
Neighborhood fundamentals point to durable renter demand supported by high-income households and elevated ownership costs, according to CRE market data from WDSuite. Expect steady absorption dynamics in El Segundo with schools and amenities helping sustain occupancy relative to broader Los Angeles trends.
Location fundamentals: El Segundo classified as an Urban Core ranks competitively within the Los Angeles metro (A+ neighborhood rating; 19th out of 1,441). For investors, this signals depth of demand and a resident base with strong spending power relative to many metro subareas.
Amenities and schools: The neighborhood is rich in daily-needs access and lifestyle options, with restaurants, parks, cafes, pharmacies, and childcare density landing in the top quartile nationally. Schools are a standout, effectively top percentile nationwide and ranked 1st among 1,441 Los Angeles metro neighborhoods on average rating a driver of leasing stability for family-oriented renters.
Renter demand and tenure: A majority of housing units are renter-occupied, indicating a deep tenant base for multifamily. This renter concentration supports lease-up predictability and ongoing demand for professionally managed units, particularly as renewal decisions weigh convenience, schools, and amenity access over ownership.
Demographics (3-mile radius): Population and household counts have grown in recent years and are projected to continue expanding through the forecast period, implying a larger tenant base and continued renter pool expansion. Household sizes are trending slightly smaller, which can support absorption of a range of unit types and sustain occupancy. Median incomes in the area are high by national standards, which helps underpin rent collections and supports market-rate positioning.
Affordability and pricing power: Home values are elevated by national comparison, reinforcing reliance on multifamily housing and supporting leasing velocity. At the same time, rent-to-income ratios track below national norms in this neighborhood, a constructive setup for retention and measured rent growth without outsized affordability pressure.
Asset vintage context: Built in 1985, the property is newer than the neighborhood average construction year (1974 across Los Angeles metro neighborhoods). This positioning typically provides a competitive edge versus older stock, while still leaving room for targeted modernization of systems and finishes to enhance NOI.
Safety indicators are mixed when viewed against national benchmarks. Neighborhood crime measures sit below the national median overall (national percentiles in the 30s), suggesting investors should underwrite routine security and loss-prevention measures typical for dense coastal submarkets.
Trend signals diverge: recent estimates show property offenses rising year over year, while violent offenses have eased modestly. In practice, this supports a pragmatic approach focus on property protection (lighting, access control) and standard resident safety protocols, with ongoing monitoring of local trends.
The immediate area draws from a diversified employment base spanning airline operations, consumer products, software, cybersecurity, and healthcare supporting commute convenience and steady renter demand for workforce housing.
- Southwest Airlines Counter airline operations (1.8 miles)
- Mattel toys & consumer products (2.0 miles) HQ
- Microsoft Offices The Reserves software (3.1 miles)
- Symantec cybersecurity (4.5 miles)
- Abbott Laboratories healthcare & medical devices (6.0 miles) HQ
660 W Imperial Ave brings 20 units in an A+ rated El Segundo neighborhood with strong income profiles, top-tier schools, and dense amenity access. Elevated home values in the area reinforce reliance on multifamily, helping sustain leasing velocity and retention. Based on CRE market data from WDSuite, neighborhood occupancy has been steady by national standards, and the 3-mile radius shows ongoing population and household growth that supports a larger tenant base over time.
Constructed in 1985, the asset is newer than much of the surrounding housing stock, offering relative competitiveness versus older buildings while leaving room for targeted value-add particularly system upgrades and interior refreshes to capture rent premiums. Underwriting should remain disciplined given mixed crime trends and typical coastal-market operating costs, but fundamentals are favorable for long-term hold strategies focused on cash flow durability and measured rent growth.
- A+ neighborhood with top-percentile schools and robust amenity access supporting leasing stability
- Strong income profiles and high home values reinforce multifamily demand and pricing power
- 1985 vintage offers competitive positioning vs. older stock with value-add potential
- 3-mile population and household growth expand the renter pool and support occupancy
- Risks: mixed crime trends and coastal operating costs warrant prudent security and expense underwriting