| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 46th | Fair |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16201 S Figueroa St, Gardena, CA, 90248, US |
| Region / Metro | Gardena |
| Year of Construction | 1987 |
| Units | 90 |
| Transaction Date | 1994-05-27 |
| Transaction Price | $2,735,583 |
| Buyer | HSU HSIEN TAO |
| Seller | AMERICAN SVGS BANK FA |
16201 S Figueroa St Gardena Multifamily Opportunity
Neighborhood occupancy trends are resilient and renter demand is reinforced by a high renter-occupied share, according to WDSuite’s CRE market data. This location offers steady leasing fundamentals in Los Angeles County with room for value-add execution.
The property sits in Gardena’s Urban Core within the Los Angeles-Long Beach-Glendale metro, a neighborhood rated B and positioned above the metro median on several renter-demand indicators. Neighborhood occupancy is strong (top fifth nationally by percentile), and the renter-occupied share is high relative to U.S. norms, signaling a deep tenant base that supports lease-up and retention, based on CRE market data from WDSuite.
Daily convenience is a relative strength: grocery access and pharmacies score in the mid-to-high 90s by national percentile, and restaurant density is similarly robust. By contrast, cafes and park acreage are limited locally. Average school ratings in the neighborhood trail national norms, which can factor into tenant mix and leasing strategy for family renters.
Home values in the neighborhood rank in the low 90s by national percentile, reflecting a high-cost ownership market in Los Angeles County. That backdrop tends to sustain multifamily demand and pricing power, while the neighborhood’s lower rent-to-income ratio versus many U.S. areas supports lease retention and occupancy stability. Neighborhood NOI per unit sits above the national median (around the 70th percentile), aligning with the area’s durable rent roll characteristics.
The asset’s 1987 vintage is newer than the neighborhood’s average construction year of 1971. That relative youth can be competitive versus older stock, though investors should still plan for system updates or modernization to meet current renter expectations.
Demographic statistics aggregated within a 3-mile radius show households have grown in recent years and are projected to continue increasing, even as average household size trends down. This points to a gradually expanding renter pool and supports consistent absorption and renewal activity near term.
Safety conditions in the immediate neighborhood are below the national median, per WDSuite’s data, placing the area outside the safer tiers of Los Angeles metro neighborhoods. However, both property and violent offense rates have declined meaningfully year over year, an improving trend that investors can monitor alongside on-site security and lighting strategies.
Given these dynamics, underwriting should incorporate prudent assumptions for security measures and potential insurance costs, while recognizing the recent downward trajectory in reported offense rates.
The area draws from a diversified employment base of corporate offices that support workforce housing demand and commute convenience, including Air Products & Chemicals, Airgas, Mattel, Southwest Airlines, and Symantec.
- Air Products & Chemicals — industrial gases corporate offices (5.7 miles)
- Airgas — industrial gases corporate offices (6.6 miles)
- Mattel — consumer products corporate offices (6.7 miles) — HQ
- Southwest Airlines Counter — airline corporate offices (8.1 miles)
- Symantec — cybersecurity corporate offices (9.4 miles)
This 90-unit, 1987-vintage asset in Gardena benefits from strong neighborhood occupancy and a high renter-occupied share, indicating durable multifamily demand relative to many U.S. neighborhoods. Elevated area home values reinforce renter reliance on multifamily housing, while the neighborhood’s comparatively lower rent-to-income ratio supports lease retention and stabilized cash flows. According to CRE market data from WDSuite, neighborhood performance metrics such as occupancy and NOI per unit trend above national medians, aligning with steady leasing fundamentals.
Within a 3-mile radius, households have increased and are projected to continue rising as average household size declines, pointing to a larger tenant base over time. The 1987 construction offers a competitive edge versus older local stock, though investors should anticipate targeted capex for modernization to sustain competitiveness. Safety metrics are improving but remain below national medians, warranting conservative underwriting on security and insurance.
- Strong neighborhood occupancy and high renter concentration support demand stability
- High-cost ownership market sustains rental demand and pricing power
- 1987 vintage is newer than local average, with value-add via modernization
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: below-median safety and modest school ratings; plan for security and capex