| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 46th | Fair |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14011 S Budlong Ave, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | 2005-02-28 |
| Transaction Price | $3,500,000 |
| Buyer | JR JAYDEN LLC |
| Seller | YB INVESTMENT CORP |
14011 S Budlong Ave, Gardena Multifamily Investment
Neighborhood fundamentals point to stable renter demand with above-national occupancy, according to WDSuite’s CRE market data, supporting income consistency for a 20-unit asset in Los Angeles County.
Located in Gardena’s Urban Core within the Los Angeles metro, the neighborhood carries a B- rating and shows balanced renter demand drivers. Neighborhood occupancy is in the top quartile nationally, indicating comparatively steady leasing conditions across nearby multifamily stock rather than this specific property. Renter-occupied share is high, which deepens the local tenant base and supports ongoing absorption and retention.
Everyday amenities are reasonably accessible: grocery density ranks near the top of U.S. neighborhoods, and restaurants are also abundant, while cafes and pharmacies are less concentrated. Average school ratings sit modestly above the national median. Together these factors suggest functional livability that supports working households without relying on destination lifestyle nodes.
The area skews toward a high-cost ownership market with elevated home values and a high value-to-income ratio, which tends to keep more households in rental housing and can bolster pricing power and lease retention for well-managed assets. Median contract rents in the neighborhood sit above the national median, yet rent-to-income metrics indicate manageable affordability pressure relative to many coastal submarkets—useful for renewal strategies and reducing turnover risk.
Demographics aggregated within a 3-mile radius show flat population trends but a recent increase in households, with forecasts calling for additional household growth alongside smaller average household sizes. That shift typically expands the renter pool and supports occupancy stability, a constructive backdrop for multifamily property research. Vintage in this micro-market averages mid-1980s; this 1988 asset is slightly newer than the local average, suggesting competitive positioning versus older stock while leaving room for targeted systems upgrades or cosmetic value-add to sustain yields.
Safety indicators for the neighborhood sit below national averages, and the area ranks lower among 1,441 Los Angeles metro neighborhoods. That said, recent data shows property offenses trending down year over year, which is a constructive directional signal. Investors should underwrite appropriate security measures and operating practices and compare trends to peer submarkets rather than block-level conditions.
Proximity to a diverse employment base helps support renter demand and lease retention, led by nearby corporate offices in entertainment, airlines operations, industrial gases, and cybersecurity that are within commuting range.
- Mattel — consumer products & entertainment (5.6 miles) — HQ
- Southwest Airlines Counter — airlines operations (6.7 miles)
- Air Products & Chemicals — industrial gases (7.3 miles)
- Airgas — industrial gases (7.6 miles)
- Symantec — cybersecurity (7.8 miles)
This 20-unit 1988 vintage property benefits from a renter-heavy neighborhood with occupancy in the top quartile nationally and strong grocery/restaurant access, supporting day-to-day livability. Elevated ownership costs in the area reinforce reliance on rental housing, while rent-to-income levels suggest manageable affordability pressure that can aid retention and reduce turnover. According to CRE market data from WDSuite, neighborhood NOI per unit trends and occupancy compare favorably to national medians, indicating durable demand for stabilized operations.
The vintage slightly newer than the local average offers competitive positioning versus older stock and room for targeted value-add (unit interiors, common areas, building systems) to sustain rents. Demographics within a 3-mile radius indicate household growth even as population is flat to slightly down, implying smaller households and a broader renter pool that can support occupancy over the medium term. Key risks include below-average safety metrics and patchy amenity depth for certain categories, which should be addressed through operations and underwriting.
- Renter-heavy neighborhood and top-quartile occupancy support stable leasing
- 1988 vintage slightly newer than local average, with targeted value-add potential
- High-cost ownership market reinforces rental demand and pricing power
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: below-average safety metrics and uneven amenity depth (cafes/pharmacies)