| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 45th | Fair |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16815 Brighton Ave, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1974 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16815 Brighton Ave, Gardena Multifamily Investment
Neighborhood renter demand appears durable, supported by amenity density and a renter-occupied share near half of local housing units, according to WDSuite s CRE market data. This positioning in Gardena provides exposure to Los Angeles employment while maintaining pricing relative to the wider metro.
Amenity access is a core strength. The neighborhood ranks 72nd among 1,441 Los Angeles-Long Beach-Glendale neighborhoods for overall amenities and sits in the top quartile nationally, indicating strong day-to-day convenience that supports tenant retention and lease-up. Cafes, groceries, parks, pharmacies, and restaurants are notably dense relative to U.S. norms, per WDSuite s CRE market data.
Multifamily fundamentals are steady near broader benchmarks. Neighborhood occupancy is around the national midpoint, and renter concentration is reported as a sizable share of housing units being renter-occupied (about half), pointing to a deep tenant base. Median contract rents in the neighborhood have risen over the past five years, while rent-to-income trends remain manageable for the area, supporting ongoing leasing stability.
Within a 3-mile radius, households have grown modestly in recent years and are projected to expand further even as population growth softens. This combination implies smaller household sizes and a larger renter pool over time, which can support occupancy stability and absorption at comparable properties in Gardena.
Ownership costs are elevated relative to incomes in this part of Los Angeles County, and home values sit in a high national percentile. In practice, that high-cost ownership market tends to reinforce reliance on rental housing, favoring sustained demand for well-located multifamily communities.
Safety metrics track slightly below the national median, but recent trends are constructive. Estimated violent and property offense rates both declined year over year (roughly a fifth lower in each category), placing the pace of improvement above many neighborhoods nationwide. Within the Los Angeles metro s 1,441 neighborhoods, safety performance varies by micro-area; this location trails the metro s safer cohorts but has shown improving momentum, which investors often view as supportive for retention and leasing over time.
Proximity to diverse employers underpins renter demand and commuting convenience, with access to corporate offices spanning toys and entertainment, industrial gases, airlines, and cybersecurity. The tenants most relevant here include Mattel, Air Products & Chemicals, Southwest Airlines, Airgas, and Symantec.
- Mattel — consumer products (5.9 miles) — HQ
- Air Products & Chemicals — industrial gases (6.0 miles)
- Southwest Airlines Counter — airline operations (7.4 miles)
- Airgas — industrial gases (7.7 miles)
- Symantec — cybersecurity offices (9.1 miles)
This 29-unit asset in Gardena benefits from a demand base supported by amenity-rich urban context and a renter-occupied share near half of neighborhood housing units. Home values are elevated relative to incomes locally, which in practice sustains reliance on multifamily housing and helps preserve a broad tenant pool. According to CRE market data from WDSuite, neighborhood occupancy sits near national norms while median rents have advanced over the last five years, aligning with a thesis of steady leasing rather than outsized volatility.
Within a 3-mile radius, households are projected to increase even as population edges down, implying smaller household sizes and a gradually expanding renter pool. That dynamic, combined with proximity to major employers across multiple industries, supports ongoing absorption and retention. Key watch items include safety outcomes that remain below the national median despite year-over-year improvements and the need for disciplined operations if macro conditions soften.
- Amenity-rich location with top-tier access that supports retention and leasing
- Renter demand reinforced by a high-cost ownership market in Los Angeles County
- Household growth within 3 miles points to a larger renter pool over time
- Risks: safety below national median and sensitivity to macro leasing conditions