| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 40th | Fair |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14210 S Vermont Ave, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1987 |
| Units | 32 |
| Transaction Date | 2002-05-10 |
| Transaction Price | $2,806,000 |
| Buyer | LONG BEACH AFFORDABLE HOUSING COALITION |
| Seller | NATIONAL HOUSING DEVELOPMENT CORP |
14210 S Vermont Ave Gardena CA Multifamily Investment
1987 vintage with steady neighborhood occupancy and strong nearby employment corridors positions this 32-unit asset for durable renter demand, according to WDSuite’s CRE market data. Newer construction relative to local stock supports competitive positioning while leaving room for targeted modernization.
The property sits in an Inner Suburb pocket of the Los Angeles-Long Beach-Glendale metro (neighborhood rating: B-), where neighborhood occupancy is in the mid-90s and renter demand is reinforced by a sizable tenant base. The neighborhood ranks 895 out of 1,441 metro neighborhoods on occupancy, placing it above the metro median and in the 66th percentile nationally, per WDSuite.
Livability is supported by everyday conveniences: grocery access and pharmacies are both strong (97th and 88th percentiles nationally), and restaurants score in the upper tier (87th percentile). Parks and cafes are limited, which may modestly affect lifestyle appeal for some residents; average public school ratings trend lower (around 2.0 out of 5), a consideration for family-oriented leasing strategies.
Housing dynamics favor rentals. Within the neighborhood, the share of housing units that are renter-occupied is in the mid-40% range, indicating a meaningful renter concentration. In the broader 3-mile radius, renter-occupied share is slightly above half today and is projected to edge higher by 2028, signaling depth in the tenant pool and supporting occupancy stability for multifamily assets.
Demographics aggregated within a 3-mile radius show broadly stable population today with a projected dip over the next five years, while household counts are expected to increase meaningfully alongside smaller average household sizes. This combination typically expands the renter pool and supports lease-up and renewal activity. Elevated home values relative to incomes (high national percentile) indicate a high-cost ownership market, which tends to sustain reliance on rental housing and can support pricing power when paired with prudent lease management. Rent-to-income ratios near one-quarter suggest manageable affordability pressure locally.
Vintage matters: neighborhood housing skews older (average year built mid-1960s). With a 1987 construction year, this asset is newer than much of the surrounding stock—supporting competitive positioning against older comparables while still offering potential upside from selective modernization of systems and interiors.
Safety indicators should be viewed in context. The neighborhood’s overall crime rank sits above the metro median (691 of 1,441 Los Angeles-area neighborhoods), aligning roughly with the 57th percentile nationally—moderately better than the U.S. average, according to WDSuite. That said, violent and property offense measures track below national medians, and investors should underwrite security and operations accordingly.
Recent trend data point to meaningful year-over-year declines in both violent and property offense estimates, which is constructive for risk management and resident retention. As always, underwriting should incorporate property-level measures, management practices, and daypart patterns rather than block-level assumptions.
Corporate employers across the South Bay and LAX corridor provide a diversified employment base that supports renter demand and commute convenience for workforce households. Notable nearby offices include Mattel, Southwest Airlines operations, Air Products & Chemicals, Airgas, and Symantec.
- Mattel — consumer products HQ (5.9 miles) — HQ
- Southwest Airlines Counter — airline operations (7.0 miles)
- Air Products & Chemicals — industrial gases (7.1 miles)
- Airgas — industrial gases distribution (7.2 miles)
- Symantec — cybersecurity offices (8.1 miles)
This 32-unit, 1987-vintage property offers a balanced thesis: neighborhood occupancy sits above the metro median, nearby amenities cover daily needs, and the surrounding stock skews older—creating relative competitiveness for a late-’80s asset with room for targeted updates. Elevated ownership costs in Los Angeles County reinforce renter reliance on multifamily housing, supporting lease retention and pricing power when operations are managed prudently. According to CRE market data from WDSuite, the neighborhood ranks in the top two-thirds nationally for occupancy, while the 3-mile radius shows a growing household base even as household sizes trend smaller—dynamics that typically expand the renter pool and support steady absorption.
Operationally, the average unit size near 974 sq. ft. is conducive to sustaining tenant retention, and selective value-add—focusing on interiors and common areas typical for 1980s construction—can help capture rent-step potential without overcapitalizing. Key underwriting watchpoints include school quality, limited park/cafe amenities, and safety variation versus national medians, even as recent offense trends have improved.
- Above-metro-median neighborhood occupancy supports stable cash flow potential
- 1987 vintage is newer than much of local stock, enabling competitive positioning with value-add upside
- High-cost ownership market in LA County helps sustain multifamily renter demand and pricing power
- 3-mile radius shows more households and smaller sizes ahead, expanding the tenant base
- Risks: below-median school ratings, limited parks/cafes, and safety metrics that warrant prudent security/operations