| 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 | 2000-11-03 |
| Transaction Price | $2,200,000 |
| Buyer | 16606 DALTON LLC |
| Seller | CHAVANNE FAMILY PARTNERS LP |
16606 S Dalton Ave Gardena 28-Unit Multifamily
Neighborhood fundamentals point to steady renter demand with roughly half of local housing units renter-occupied and occupancy around the metro midpoint, according to WDSuite s CRE market data. Strong daily amenities support resident convenience and can aid lease retention.
The asset is located in Gardena s Urban Core, an A- rated neighborhood that is competitive among Los Angeles-Long Beach-Glendale subareas (ranked 284 among 1,441). Amenity access is a clear strength, with restaurants, groceries, parks, and pharmacies placing the area in the top quartile nationally, which supports livability and day-to-day convenience for residents.
At the neighborhood level (not the property), occupancy trends track near the national midpoint. Renter-occupied housing accounts for roughly half of units, suggesting a deep tenant base and demand stability for multifamily operators focused on retention and steady leasing.
Built in 1989, the property is newer than the neighborhood s average vintage. That positioning can be competitive versus older stock while still benefiting from selective modernization of interiors and building systems to enhance rentability and manage future capital needs.
Within a 3-mile radius, recent years show a slight population decline but growth in household counts and smaller average household size. Looking ahead, households are projected to increase further through 2028 even as population edges lower, indicating a larger tenant pool formed by smaller households a setup that can support occupancy stability. Elevated home values relative to many U.S. areas reinforce renter reliance on multifamily housing, while rent-to-income levels point to manageable affordability pressure, supporting retention and disciplined pricing. These dynamics align with investor takeaways from commercial real estate analysis using WDSuite as the underlying data source.
Safety should be considered in underwriting. The neighborhood ranks in the lower half of the Los Angeles metro (948 of 1,441 neighborhoods), indicating higher incident levels than many nearby areas. Compared with neighborhoods nationwide, indicators sit below the national median; however, year-over-year trends show declines in both violent and property offenses, suggesting recent improvement. Operators often address this through on-site measures, resident screening, and partnership with local resources.
Nearby employers provide diversified jobs across consumer products, industrial gases, airlines, and cybersecurity, supporting commuter convenience and a broad renter base.
- Mattel — toys & 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 (7.8 miles)
- Symantec — cybersecurity (8.9 miles)
This 28-unit property s 1989 vintage is newer than the neighborhood average, offering competitive positioning versus older local stock while leaving room for value through targeted upgrades. According to CRE market data from WDSuite, neighborhood occupancy sits around the national midpoint, and renter-occupied housing makes up roughly half of units a combination that indicates depth in the tenant base and supports stable leasing when operations are disciplined.
Within a 3-mile radius, household growth alongside smaller household sizes points to a larger renter pool over time even as population trends are flat to slightly down. Elevated local home values reinforce reliance on multifamily, while manageable rent-to-income levels can aid retention and measured pricing, subject to asset quality and management execution.
- 1989 vintage offers competitive positioning with clear modernization upside
- Deep renter base and amenity-rich urban core support leasing durability
- Household growth and smaller household size expand the renter pool
- Elevated ownership costs reinforce multifamily demand and retention potential
- Risks: neighborhood safety ranks below metro average and occupancy is near the national midpoint