| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 46th | Fair |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14424 S Budlong Ave, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1973 |
| Units | 31 |
| Transaction Date | 2025-03-21 |
| Transaction Price | $5,250,000 |
| Buyer | SVPP PROPERTIES LLC |
| Seller | BERNARD AVENUE LLC |
14424 S Budlong Ave Gardena Multifamily Opportunity
Neighborhood occupancy is in the mid-90% range, according to WDSuite’s CRE market data, indicating stable renter demand for a 31-unit asset. Elevated ownership costs in Los Angeles County reinforce reliance on rental housing, supporting durable leasing conditions.
Situated in Gardena’s Urban Core, the property benefits from a renter-leaning neighborhood profile and steady occupancy dynamics that are above national norms. The neighborhood’s renter-occupied share is high (top decile nationally), which deepens the tenant base and supports demand consistency through cycles, based on CRE market data from WDSuite.
Daily-needs access is a relative strength: grocery availability ranks in the top national percentiles alongside strong restaurant density, while parks access also scores high. By contrast, cafes and pharmacies are sparse within the immediate neighborhood, a consideration for resident convenience that owners may offset with on-site amenities or service packages.
Schools trend slightly above national averages, which can aid retention for family renters. Median contract rents in the neighborhood have risen over the past five years and sit well above the national median, yet the rent-to-income ratio remains moderate for the area, suggesting room for disciplined pricing without materially elevating affordability pressure.
Vintage matters for positioning: built in 1973 versus a neighborhood average closer to the mid-1980s, this asset may require ongoing capital planning for systems and interiors, but it also offers value-add potential to compete effectively against older stock. Within a 3-mile radius, households have grown in recent years with projections for further household increases alongside smaller average household sizes, which generally expands the renter pool and can support occupancy stability over time.
Safety indicators for the neighborhood track below national averages, and the area ranks weaker within the Los Angeles metro. However, recent trends show estimated property offenses declining year over year, which is a constructive signal to monitor rather than a guarantee. Investors typically underwrite with conservative assumptions and focus on property-level security, lighting, and resident engagement to support retention.
Proximity to major employers supports workforce housing demand and commute convenience, with nearby corporate offices in consumer products, airlines, industrial gases, and technology represented below.
- Mattel — consumer products (5.7 miles) — HQ
- Southwest Airlines Counter — airlines operations (6.9 miles)
- Air Products & Chemicals — industrial gases (7.0 miles)
- Airgas — industrial gases (7.4 miles)
- Symantec — cybersecurity offices (8.1 miles)
This 31-unit 1973 asset in Gardena aligns with a renter-concentrated neighborhood that maintains occupancy above national norms and benefits from strong daily-needs access (groceries, restaurants, parks). According to CRE market data from WDSuite, the neighborhood’s rent levels have trended higher over five years while the rent-to-income profile remains manageable locally, supporting disciplined revenue growth and retention strategies.
High-cost home ownership in Los Angeles County and a strong neighborhood renter-occupied share deepen the tenant base and can sustain demand through cycles. Within a 3-mile radius, household counts have increased and are projected to rise further even as average household size trends smaller, typically expanding the renter pool and supporting occupancy stability. The 1973 vintage suggests clear value-add and capital planning opportunities to sharpen competitive positioning versus older stock.
- Renter-concentrated neighborhood supports a deep tenant base and steady leasing
- Daily-needs access (groceries, restaurants, parks) enhances resident convenience and retention
- Moderate rent-to-income profile locally supports disciplined pricing power
- 1973 vintage presents value-add potential alongside routine capex planning
- Risks: below-average safety metrics and limited cafes/pharmacies warrant conservative underwriting