| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 46th | Fair |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15506 S Vermont Ave, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1987 |
| Units | 31 |
| Transaction Date | 1996-03-05 |
| Transaction Price | $850,000 |
| Buyer | CHU SHI WEI |
| Seller | HAWTHORNE SVGS FSB |
15506 S Vermont Ave Gardena Multifamily Investment
High neighborhood occupancy and a renter-heavy housing base, according to WDSuite's CRE market data, position this 1987-vintage, 31-unit asset for steady income with targeted value-add.
This Urban Core neighborhood in the Los Angeles-Long Beach-Glendale metro carries a B rating and demonstrates investor-relevant stability. Neighborhood occupancy ranks competitive among Los Angeles-Long Beach-Glendale neighborhoods (out of 1,441), signaling limited downtime between turns when operations are well managed. Average NOI per unit also reads competitive at the metro level, supporting an income-focused strategy.
Daily-needs access is a strength: grocery and pharmacy density sit in high national percentiles, and restaurants are abundant by national comparison. Park access and cafes are comparatively thin, which can modestly temper lifestyle appeal versus amenity-rich nodes. Average school ratings trend below national medians, so positioning should emphasize convenience and services rather than school quality.
The asset was built in 1987, newer than the neighborhood’s average construction year. That generally offers a competitive edge versus older stock while still warranting capital planning for systems updates and interior refreshes to unlock value-add upside.
Tenure dynamics are favorable for multifamily: the neighborhood shows a high share of renter-occupied housing units, indicating depth in the tenant base and supporting renewal probability. Within a 3-mile radius, recent trends show modest population growth with a faster rise in households, expanding the renter pool. Forward estimates point to more households even as average household size declines, a combination that typically sustains apartment demand and supports occupancy stability through cycles.
Safety sits as a watch item. The neighborhood ranks in the lower half for safety among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods, indicating higher crime levels than many peers, and national comparisons place it below the median.
Recent year-over-year estimates, however, indicate notable declines in both property and violent offenses, placing the neighborhood in stronger improvement percentiles nationally. For investors, that mix suggests active on-site management and resident engagement are prudent today, while the improving trend is a constructive signal to monitor over the hold.
A diversified employment base within a short commute underpins renter demand and retention, led by toy and entertainment, industrial gases, airline operations, and cybersecurity offices nearby.
- Mattel — toy & entertainment (6.1 miles) — HQ
- Air Products & Chemicals — industrial gases (6.3 miles)
- Airgas — industrial gases (7.1 miles)
- Southwest Airlines Counter — airline operations (7.4 miles)
- Symantec — cybersecurity (8.7 miles)
The thesis centers on occupancy stability, renter depth, and relative positioning. Neighborhood occupancy trends are competitive within the metro, while a high share of renter-occupied housing indicates a broad tenant base for this 31-unit asset. Elevated for-sale home values in the area reinforce reliance on multifamily housing, aiding lease retention and pricing power. According to CRE market data from WDSuite, neighborhood-level income indicators are solid versus metro peers, and rents remain manageable relative to incomes, which can support collections and reduce turnover risk.
Built in 1987, the property is newer than the neighborhood average, offering a competitive edge versus older stock while leaving room for targeted system updates and interior improvements to capture value-add upside. Within a 3-mile radius, households have increased faster than population and are expected to continue rising as household sizes edge down—dynamics that typically expand the renter pool and support occupancy through cycles.
- Competitive neighborhood occupancy supports stable cash flow
- High renter-occupied share signals depth of tenant demand
- 1987 vintage offers value-add and modernization potential versus older stock
- Household growth (3-mile radius) with smaller household sizes expands renter pool
- Risk: below-median safety metrics and limited park/cafe amenities require active management