| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 45th | Fair |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16606 S Dalton Ave, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1989 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16606 S Dalton Ave Gardena Multifamily Investment
Neighborhood fundamentals point to steady renter demand—about half of local housing units are renter-occupied and elevated ownership costs sustain leasing depth, according to WDSuite’s CRE market data.
The property sits in an Urban Core neighborhood in the Los Angeles-Long Beach-Glendale metro that earns an A- neighborhood rating and ranks 284 out of 1,441 metro neighborhoods—placing it in the top quartile among Los Angeles neighborhoods. For investors, this indicates competitive urban amenities and demand drivers relative to the broader metro.
Amenity access is a clear strength. Neighborhood data show dense restaurant and grocery coverage (both competitive at the metro level and strong nationally), along with solid cafe, park, and pharmacy availability. This depth of daily-needs retail and food options supports leasing velocity and resident retention, especially for working households prioritizing convenience.
With neighborhood occupancy around 90.9% and renter-occupied units accounting for roughly half of the local housing stock, the tenant base is deep enough to support stabilized operations. Elevated home values and a high value-to-income ratio in the neighborhood signal a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and can aid pricing power and lease retention over time.
The asset’s 1989 vintage is newer than the area’s average construction year (1974). That relative youth can bolster competitive positioning versus older stock; however, investors should still plan for selective modernization and systems updates to meet current renter expectations. Within a 3-mile radius, demographics indicate modest population movement but an increase in households alongside smaller average household sizes, expanding the practical renter pool and supporting occupancy stability. Based on CRE market data from WDSuite, contract rents in the 3-mile radius have risen over the last five years and are forecast to continue increasing, underscoring sustained renter demand rather than one-time spikes.
Safety conditions are mixed relative to broader benchmarks. The neighborhood ranks 948 out of 1,441 within the Los Angeles metro—below the metro median—and sits below the national median on safety percentiles. Even so, recent trends show improvement, with year-over-year declines in both violent and property offense rates, which may support incremental stability over time.
Investors should frame security as a manage-and-monitor factor: prioritize well-lit common areas, access controls, and resident engagement, and align operating practices with submarket norms. Monitoring ongoing trend improvements can help calibrate marketing and retention strategies without relying on block-level precision.
Proximity to major employers provides a diversified workforce renter base and convenient commutes for residents, supporting leasing stability. Notable nearby employment nodes include consumer products, industrial gases, airline operations, cybersecurity, and enterprise software offices.
- Mattel — consumer products (5.8 miles) — HQ
- Air Products & Chemicals — industrial gases (6.2 miles)
- Southwest Airlines Counter — airline operations (7.3 miles)
- Airgas — industrial gases distribution (7.8 miles)
- Symantec — cybersecurity (8.9 miles)
16606 S Dalton Ave offers exposure to a top-quartile Los Angeles neighborhood with dense daily-needs amenities and a renter base reinforced by a high-cost ownership market. Neighborhood occupancy is near the national midpoint while renter concentration remains about half of units, supporting a steady tenant pipeline and lease retention. The 1989 vintage provides an edge versus older local stock, with a practical path for targeted renovations to elevate rents and competitiveness.
Within a 3-mile radius, households have increased even as average household size trends lower, effectively broadening the renter pool. According to CRE market data from WDSuite, rents have grown historically and are projected to continue rising in the near term, aligning with the area’s amenity access and proximity to diverse employment corridors. The combination of location fundamentals and manageable value-add scope positions the asset for durable performance while keeping an eye on operating discipline.
- Urban Core location with top-quartile amenities among Los Angeles neighborhoods supports leasing velocity and retention.
- High-cost ownership landscape sustains multifamily demand and can aid pricing power.
- 1989 vintage offers relative competitiveness and targeted value-add potential versus older nearby stock.
- 3-mile household growth and smaller household sizes expand the practical renter pool, supporting occupancy stability.
- Risks: below-metro safety ranking and cyclical exposure warrant proactive operations and resident experience investments.