| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 46th | Fair |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15113 Raymond Ave, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1974 |
| Units | 35 |
| Transaction Date | 2007-05-10 |
| Transaction Price | $4,870,000 |
| Buyer | PELLEGRINO RAY |
| Seller | VOCE SESTO J |
15113 Raymond Ave Gardena Multifamily Investment
Stabilized renter demand and above-median neighborhood occupancy support durable income potential, according to CRE market data from WDSuite. Elevated ownership costs in Los Angeles County further reinforce reliance on multifamily rentals in Gardena.
Located in Gardena’s Urban Core, the neighborhood carries a B rating and shows healthy renter fundamentals. Neighborhood occupancy trends sit above the metro median and are competitive among Los Angeles neighborhoods, supporting income stability for properties of this scale. A renter-occupied share around six in ten housing units suggests a deep tenant base, which can aid leasing velocity and retention.
Daily-needs access is a relative strength: grocery and pharmacy presence ranks in the top decile nationally, while restaurant density is also high. Parks and cafes are less prevalent, which may modestly temper lifestyle appeal compared with amenity-rich Los Angeles districts. Average school ratings trail national norms, an element to consider for family-oriented leasing strategies.
Within a 3-mile radius, households have grown in recent years even as population was flat to slightly down, indicating smaller household sizes and a shift toward more, smaller households—both supportive of multifamily demand. Forward-looking data points to further household growth alongside continued renter pool expansion, which typically supports occupancy stability and leasing consistency.
Home values in the neighborhood benchmark in the upper national percentiles, indicating a high-cost ownership market. That context supports renter retention and pricing power for well-managed assets, while rent-to-income dynamics remain manageable in this area, aiding renewal outcomes.
Relative to Los Angeles metro peers, the neighborhood’s safety profile trails many areas (ranked in the lower half among 1,441 metro neighborhoods). Compared with neighborhoods nationwide, it sits below the national median for safety. For underwriting, this suggests emphasizing professional management, lighting, and access controls to support leasing and retention.
Notably, recent data indicates meaningful year-over-year declines in both violent and property offenses, placing the area above the national median for improvement. While the level remains a consideration, the direction of change is favorable and worth monitoring as part of ongoing risk assessment.
The employment base within a commutable radius features corporate offices in consumer products, industrial gases, and transportation, which supports steady renter demand and reduces commute-driven turnover for workforce housing.
- Mattel — consumer products/toy manufacturing (5.6 miles) — HQ
- Air Products & Chemicals — industrial gases (6.8 miles)
- Southwest Airlines Counter — airline operations (6.9 miles)
- Airgas — industrial gases (7.6 miles)
- Symantec — cybersecurity (8.3 miles)
This 35-unit asset benefits from a renter-oriented Urban Core location where occupancy trends are above the metro median and the renter-occupied share is high, indicating durable leasing depth. Within a 3-mile radius, households are increasing even as household sizes trend smaller, a pattern that typically supports a larger tenant base and occupancy stability for mid-size multifamily assets. Elevated home values in the area point to a high-cost ownership market, which can sustain multifamily demand and renewal capture for well-run properties.
Operating performance aligns with broader Los Angeles dynamics: strong daily-needs access (grocers, pharmacies) and solid restaurant density underpin livability, while modest school ratings and limited parks/cafes are practical considerations for positioning. According to CRE market data from WDSuite, neighborhood occupancy and income levels support resilient rent rolls, though investors should account for a safety profile that trails many metro subareas, mitigated in part by recent improvement trends.
- Above-median neighborhood occupancy supports income stability and leasing consistency
- High renter-occupied share signals depth of tenant demand for mid-size multifamily
- Strong daily-needs access (grocers, pharmacies) enhances livability and retention
- High-cost ownership market supports sustained rental demand and renewal capture
- Risk: Safety metrics trail many Los Angeles neighborhoods; recent improvements help but warrant active management