| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 56th | Good |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16521 S Figueroa St, Gardena, CA, 90248, US |
| Region / Metro | Gardena |
| Year of Construction | 1984 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16521 S Figueroa St Gardena Multifamily Investment
Neighborhood multifamily occupancy is roughly 97%—supporting durable rent rolls and retention—based on CRE market data from WDSuite. This positioning suggests stable demand for well-managed units in Gardena s Urban Core context.
Located in Gardena s Urban Core within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows solid renter fundamentals. Neighborhood occupancy trends sit in the top quartile nationally, according to WDSuite s CRE market data, and the renter-occupied share of housing units is elevated (about six in ten). For investors, that depth of renter concentration implies a broad tenant base and supports leasing stability for professionally operated assets.
Home values in the area are high compared with most U.S. neighborhoods, reinforcing reliance on multifamily housing and generally supporting pricing power for well-located rentals. Median contract rents benchmark above national norms, while the rent-to-income ratio near the neighborhood level indicates manageable affordability pressure—helpful for retention and renewal strategies.
Amenity density inside the immediate neighborhood is limited (few cafes, grocery, parks, or pharmacies measured within the boundary), but restaurants score comparatively better among national peers. Investors should underwrite on-site conveniences and proximity to adjacent commercial corridors to meet day-to-day resident needs and reduce turnover risk tied to convenience.
Within a 3-mile radius, demographics show households expanding even as total population edges down, alongside smaller average household sizes. This pattern typically favors demand for smaller, efficient units and can support occupancy stability. Household incomes have risen meaningfully over recent years and are projected to continue growing, which can bolster effective rent collections and reduce delinquency risk.
The property s 1984 vintage is newer than the neighborhood s average construction year. That relative youth generally enhances competitive positioning versus older stock, though investors should still plan for targeted modernization and systems updates to capture value-add upside and align with current renter preferences.
Neighborhood safety indicators are mixed but improving. Overall crime levels benchmark moderately better than the national average (higher national percentile indicates relatively safer), while violent-offense measures trail national norms. Notably, both violent and property offense rates show sharp year-over-year declines, placing the area among stronger improvement cohorts nationally, according to WDSuite s data.
Compared with other Los Angeles metro neighborhoods (1,441 total), the area is competitive but not top-tier on safety; underwriting should assume variability by block and rely on recent trend improvements rather than any single-year reading.
Nearby corporate offices anchor a diverse employment base that supports renter demand through steady commute corridors. Key employers within a 10-mile radius include Air Products & Chemicals, Airgas, Mattel, Southwest Airlines, and Molina Healthcare.
- Air Products & Chemicals industrial gases (5.5 miles)
- Airgas industrial gases (6.6 miles)
- Mattel corporate offices (6.8 miles) — HQ
- Southwest Airlines Counter airline services (8.2 miles)
- Molina Healthcare healthcare services (9.2 miles) — HQ
This 76-unit property at 16521 S Figueroa St sits in a neighborhood with top-quartile national occupancy and a high share of renter-occupied housing units—signals that typically sustain leasing velocity and retention for well-managed assets. Elevated ownership costs in the area reinforce long-term reliance on rentals, while neighborhood rent-to-income levels suggest room for disciplined pricing without overextending residents. According to WDSuite s commercial real estate analysis, these dynamics have supported steady operations across comparable assets.
Built in 1984, the asset is newer than much of the local housing stock, offering competitive positioning versus older buildings and a clear path for targeted upgrades. Within a 3-mile radius, households have increased and are projected to grow further even as average household size declines, a setup that tends to favor smaller, efficient floorplans and supports occupancy stability. Limited on-neighborhood amenities argue for investing in on-site conveniences and emphasizing access to nearby employment nodes to drive retention.
- High neighborhood occupancy and strong renter concentration support leasing stability
- 1984 vintage offers value-add potential through modernization versus older local stock
- High-cost ownership market reinforces sustained demand for multifamily housing
- 3-mile household growth and shrinking household size favor smaller, efficient units
- Risks: limited in-neighborhood amenities and mixed safety metrics require proactive asset and tenant-experience management