| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 45th | Fair |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1225 W 166th St, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | 2002-12-13 |
| Transaction Price | $1,750,000 |
| Buyer | Pellegrino Family Trust |
| Seller | James W. Robel |
1225 W 166th St Gardena Multifamily Investment
This 22-unit property built in 1985 sits in an urban core neighborhood with 49% rental occupancy, positioning it within a strong tenant market according to CRE market data from WDSuite.
The Gardena neighborhood ranks in the top quartile nationally for amenities (94th percentile), with exceptional restaurant density at 31.85 per square mile and strong grocery access at 8.31 stores per square mile. This urban core location provides the lifestyle conveniences that support tenant retention and leasing velocity.
Neighborhood-level rental occupancy stands at 90.9%, with 49% of housing units renter-occupied, creating a substantial tenant pool. Median contract rents of $1,820 rank in the 88th percentile nationally, while the property's 1985 construction year aligns with the neighborhood average of 1974, suggesting opportunities for value-add improvements to capture higher rents.
Within a 3-mile radius, the area houses 160,160 residents with median household income of $81,377, showing 38.4% growth over five years. Demographics forecast continued income growth to $117,172 by 2028, supporting rent escalation potential. The 46.2% renter share within the broader area reinforces multifamily demand fundamentals.
Home values at $690,679 (93rd percentile nationally) with a 9.1 value-to-income ratio suggest elevated ownership costs that sustain rental demand. The rent-to-income ratio of 0.25 indicates manageable affordability for area renters, supporting occupancy stability and renewal rates.
Crime metrics show property offense rates at 1,335 per 100,000 residents, ranking in the 17th percentile nationally among neighborhoods. However, both property and violent crime rates declined over the past year by 22.1% and 20.0% respectively, indicating improving conditions that could support tenant retention and property values.
Violent offense rates of 156 per 100,000 residents place the neighborhood in the 24th percentile nationally. While crime levels require monitoring, the consistent downward trend in both categories suggests stabilizing conditions that may benefit long-term investment performance.
The surrounding employment base includes major corporate offices within commuting distance, anchored by established companies that support workforce housing demand.
- Air Products & Chemicals — industrial chemicals (5.9 miles)
- Mattel — toy manufacturing HQ (6.1 miles)
- Airgas — industrial gases (7.4 miles)
- Southwest Airlines Counter — aviation services (7.6 miles)
- Molina Healthcare — healthcare services HQ (9.6 miles)
This 22-unit property offers value-add potential through its 1985 vintage, which aligns with neighborhood norms but provides renovation upside to capture higher rents in a market where median contracts reach $1,820. The 90.9% neighborhood occupancy rate and 49% rental tenure demonstrate stable demand fundamentals, while household income growth of 38.4% over five years supports rent escalation opportunities.
High home values at $690,679 create ownership barriers that sustain rental demand, while the area's exceptional amenity density (94th percentile nationally) enhances tenant appeal. According to multifamily property research from WDSuite, declining crime rates and projected income growth to $117,172 by 2028 position this investment for long-term appreciation in an established urban core market.
- Strong rental market with 90.9% neighborhood occupancy and 49% renter tenure
- Value-add opportunity through 1985 vintage renovation in high-rent market
- Income growth trajectory supports rent escalation potential
- Risk consideration: Crime levels require ongoing monitoring despite improving trends