| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14722 Lemoli Ave, Gardena, CA, 90249, US |
| Region / Metro | Gardena |
| Year of Construction | 1972 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14722 Lemoli Ave, Gardena CA Multifamily Investment
Neighborhood metrics point to durable renter demand and above-median occupancy for the area, according to WDSuite’s CRE market data. The core takeaway for investors is stable tenancy supported by a high renter-occupied share in an urban Los Angeles location.
Urban core positioning with daily convenience: The property sits in a B+ rated Urban Core neighborhood that scores in the top quartile nationally for overall housing and amenities. Grocery and pharmacy access are strong by national standards, and cafe/restaurant density is competitive, supporting day-to-day livability that helps with leasing and renewals. Park access is limited, which may matter for some resident segments, but urban services are a clear strength.
Renter depth and occupancy context: Neighborhood occupancy is above the national median and has held in a high band, supporting steady cash flow assumptions at underwriting. The share of housing units that are renter-occupied is very high locally (top tier within the metro), signaling a large tenant base and consistent multifamily demand. These are neighborhood metrics, not property performance, but they set constructive context for screening.
Demographic trends within 3 miles: Recent years show a modest population dip alongside steady household counts, with forecasts indicating a return to modest population growth and an increase in households as average household size trends lower. For multifamily investors, that mix typically points to a larger tenant base and supports occupancy stability over the medium term, based on commercial real estate analysis from WDSuite.
Affordability and pricing power: Home values are elevated relative to local incomes (high value-to-income ratio nationally), indicating a high-cost ownership market that tends to reinforce reliance on rental housing. Neighborhood rents have risen meaningfully over the past five years, while a rent-to-income ratio near one-third suggests some affordability pressure—calling for attentive lease management and amenity-value alignment to sustain retention.
Schools and positioning: Average school ratings in the immediate area trend below national norms, which may influence demand from family renters; however, the broader urban amenity set supports working professionals and service workers seeking commute convenience. Overall, the neighborhood ranks above the metro median among 1,441 Los Angeles neighborhoods, signaling competitive fundamentals without relying on luxury-driven demand.
Safety indicators for the neighborhood are better than many U.S. areas, with overall crime levels around the mid-60s percentile nationally. Within the Los Angeles metro, the neighborhood performs above the metro median (ranked better than the midpoint among 1,441 neighborhoods). Year over year, violent offenses and property offenses have both trended lower, which, if sustained, can support resident retention and leasing stability. These figures describe neighborhood conditions, not the subject property.
Nearby employers span toys and entertainment, airlines, and technology, offering a diverse employment base that supports renter demand and commute convenience for workforce housing. The list below reflects key employers within a roughly 4–8 mile radius that are most likely to influence tenant pools here: Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — toys & entertainment HQ (3.9 miles) — HQ
- Southwest Airlines Counter — airline operations (5.3 miles)
- Symantec — cybersecurity offices (7.1 miles)
- Microsoft Offices The Reserves — technology offices (7.7 miles)
- Air Products & Chemicals — industrial gases (8.1 miles)
14722 Lemoli Ave is a 28-unit asset built in 1972, slightly older than the neighborhood average vintage. For investors, that points to clear value-add and capital planning opportunities to modernize systems and interiors, positioning the property competitively against newer stock while leveraging strong neighborhood renter demand. According to CRE market data from WDSuite, area occupancy is above national medians and renter concentration is high, supporting a deep tenant base.
The immediate area’s high-cost ownership landscape tends to sustain reliance on rentals, while solid amenity access and diverse nearby employment help underpin leasing. Demographic projections within a 3-mile radius indicate modest population growth and more households as average household size eases, a setup that can support occupancy stability and steady renewals over the medium term.
- High renter-occupied share and above-median neighborhood occupancy support stable tenancy
- 1972 vintage offers value-add and systems modernization potential to drive NOI
- Elevated ownership costs in the area reinforce multifamily demand and retention
- Diverse nearby employers broaden the tenant base and aid leasing velocity
- Risks: limited park access, below-average school ratings, and affordability pressure require thoughtful amenity and lease management