| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 45th | Fair |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16515 S New Hampshire Ave, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1987 |
| Units | 22 |
| Transaction Date | 2002-11-12 |
| Transaction Price | $1,620,000 |
| Buyer | WILLIAMS GAYLORD |
| Seller | MANYOKEN & CO LTD |
16515 S New Hampshire Ave Gardena Multifamily Investment
Amenity-rich Urban Core location with renter demand supported by a near-half renter-occupied housing mix at the neighborhood level, according to WDSuite s CRE market data. Neighborhood occupancy trends sit around the metro middle, pointing to steady leasing conditions rather than outsized volatility.
Located in Gardena s Urban Core, the neighborhood rates A- and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 284 of 1,441). Amenity access is a clear strength: restaurants and grocery options index in the top quartile nationally, and parks, pharmacies, and cafes also score high. For multifamily investors, this concentration of daily-needs retail and services supports resident convenience and helps underpin retention.
At the neighborhood level, roughly half of housing units are renter-occupied (an above-metro reading), which signals a deep tenant base and durable demand for professionally managed rentals. Neighborhood occupancy is near the national midpoint, suggesting stable leasing without extreme swings. Median contract rents benchmark above many U.S. neighborhoods, while rent-to-income readings trend on the lower end nationally supportive for lease management and renewal outcomes.
Within a 3-mile radius, demographics from WDSuite indicate household counts have been rising and are projected to continue growing even as average household size trends lower. This points to a larger pool of households and more one- and two-lease opportunities over time, a constructive backdrop for occupancy stability and steady absorption. Income growth in the area has been solid, which can support rent levels consistent with neighborhood quality.
Ownership costs are elevated relative to incomes on a national basis, placing the area among higher-cost ownership markets. For multifamily, that context typically sustains renter reliance on apartments and supports lease retention, particularly in well-amenitized blocks. Taken together amenities, renter concentration, and household growth the neighborhood presents an attractive demand profile for long-term multifamily ownership.
Safety indicators for the neighborhood are below national medians and rank in the lower half among 1,441 Los Angeles metro neighborhoods. That said, recent year-over-year trends point to improvement, with both property and violent offense rates moving lower versus the prior year. Investors should underwrite to current conditions while recognizing the directionality is favorable.
In practical terms, this pattern suggests prudent security, lighting, and access-control measures can be appropriate asset plans, particularly for value preservation and resident retention. Evaluating block-level dynamics and recent comparable properties operations can further contextualize expectations for leasing and management.
The surrounding employment base blends manufacturing, consumer products, technology, and healthcare, supporting commuter convenience and a diversified renter pool. Nearby anchors include Air Products & Chemicals, Mattel, Airgas, Symantec, and Molina Healthcare.
- Air Products & Chemicals industrial gases (5.8 miles)
- Mattel consumer products (6.3 miles) HQ
- Airgas industrial gases (7.2 miles)
- Symantec cybersecurity offices (9.2 miles)
- Molina Healthcare healthcare services (9.5 miles) HQ
16515 S New Hampshire Ave is a 22-unit 1987 vintage asset in an amenity-dense Urban Core pocket of Gardena. The neighborhood shows steady occupancy near the metro middle and an above-metro renter-occupied share, indicating a deep tenant base and supportive leasing backdrop. Elevated ownership costs locally tend to reinforce reliance on rental housing, while household growth within 3 miles points to a gradually expanding renter pool. Based on CRE market data from WDSuite, these factors collectively suggest durable demand with measured pricing power rather than outsized volatility.
The 1987 construction is newer than much of the surrounding housing stock, implying relative competitiveness versus older inventory. Investors can plan for targeted modernization or system updates as part of a light-to-moderate value-add path, while leveraging strong neighborhood amenities and diversified nearby employers to support occupancy and renewal health. Key risks include below-average safety metrics and modest population softness, which warrant appropriate operating practices and conservative lease-up assumptions.
- Amenity-rich Urban Core location with top-tier daily-needs access supporting resident retention
- Deep renter base at the neighborhood level and occupancy near metro norms support stable cash flow
- 1987 vintage positioned competitively versus older stock with scope for targeted upgrades
- Elevated ownership costs in the area reinforce sustained multifamily demand
- Risk: below-average safety metrics and modest population softness call for prudent operations