| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 46th | Fair |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15130 S Raymond Ave, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1973 |
| Units | 32 |
| Transaction Date | 2000-06-14 |
| Transaction Price | $1,800,000 |
| Buyer | PELLEGRINO RAY |
| Seller | NISHIYAMA ROBERT |
15130 S Raymond Ave Gardena Multifamily Investment
Neighborhood renter-occupied share and steady occupancy suggest durable leasing fundamentals, according to WDSuite’s CRE market data.
Located in Gardena within the Los Angeles-Long Beach-Glendale metro, the neighborhood is rated B and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 557 out of 1,441). For multifamily operators, neighborhood occupancy sits in the top quartile nationally, supporting income stability and lower turnover risk relative to many U.S. submarkets.
Renter concentration is high, with about six in ten housing units renter-occupied (above the national average and in the upper tier nationally). This depth of the tenant base typically supports consistent demand across unit types and strengthens renewal potential when paired with effective lease management.
Daily-needs access is a relative strength. Grocery, pharmacy, and restaurant density rank in the upper national percentiles, while park and cafe density are limited. For investors, this mix tends to favor convenience-driven renters, though the limited open-space amenities may reduce lifestyle appeal compared with top-amenity micro-pockets.
Within a 3-mile radius, recent years show a modest decline in population alongside an increase in households, indicating smaller household sizes and a steady or expanding renter pool. Projections point to further household growth and a slightly higher renter share, which supports occupancy stability even if population growth remains muted. Median home values in the neighborhood sit in a high-cost ownership market (upper national percentiles), which reinforces renter reliance on multifamily housing; at the same time, rent-to-income levels indicate manageable retention risk for professionally operated assets.
Education outcomes are mixed, with average school ratings below national midpoints, which can temper appeal for some family renters. Net operating income per unit at the neighborhood level trends above many U.S. areas (70th percentile nationally), signaling that efficient operations are achievable in comparable assets, though property-specific execution and capital planning drive outcomes.
Safety conditions compare less favorably than many Los Angeles-Long Beach-Glendale neighborhoods (overall crime rank 905 out of 1,441 in the metro), and the area sits below national midpoints on safety. That said, recent data show meaningful year-over-year improvement in both property and violent offense estimates, which is a constructive trend to monitor for long-term operations.
Investors should underwrite to current conditions while recognizing the improving trajectory; proactive security measures and community engagement can help sustain leasing performance as trends evolve.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience, including Mattel, Air Products & Chemicals, Southwest Airlines, Airgas, and Symantec.
- Mattel — consumer products (5.7 miles) — HQ
- Air Products & Chemicals — industrial gases (6.7 miles)
- Southwest Airlines Counter — airline services (7.0 miles)
- Airgas — industrial gases (7.5 miles)
- Symantec — software & cybersecurity offices (8.3 miles)
The asset sits in a renter-driven pocket of Gardena with neighborhood occupancy in the top quartile nationally and a renter-occupied share well above national norms. Daily-needs retail is strong, which supports day-to-day convenience and lease retention. According to CRE market data from WDSuite, neighborhood NOI per unit trends above many U.S. areas, suggesting efficient operations are achievable for comparable assets with disciplined management.
Home values are elevated by national standards, reinforcing renter reliance on multifamily housing, while rent-to-income levels indicate manageable affordability pressure for tenants. Within a 3-mile radius, households are increasing and are projected to expand further, implying a larger tenant base even as household sizes moderate—favorable for occupancy stability. Key risks include below-median school ratings, limited open-space amenities, and safety metrics that trail national averages, though recent crime trends have improved.
- Top-quartile neighborhood occupancy and strong renter concentration support stable leasing
- High-cost ownership market sustains rental demand and renewal potential
- Daily-needs retail density (grocery/pharmacy) aligns with workforce renter preferences
- 3-mile household growth and rising renter share bolster the future tenant base
- Risk: monitor safety and school-rating headwinds in underwriting