| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 57th | Good |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18405 S Vermont Ave, Gardena, CA, 90248, US |
| Region / Metro | Gardena |
| Year of Construction | 1989 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
18405 S Vermont Ave Gardena Multifamily Investment
This 45-unit property benefits from neighborhood occupancy rates of 98%, well above national averages, according to CRE market data from WDSuite.
The Gardena neighborhood demonstrates strong rental fundamentals with 98% occupancy rates, ranking in the top quartile nationally among 1,491 metro neighborhoods. Built in 1989, this property represents value-add potential given the neighborhood's older average construction year of 1968, creating opportunities for strategic capital improvements to capture rental premiums.
Demographics within a 3-mile radius show a stable tenant base with median household income of $87,841 and projected growth to $129,600 by 2028, supporting rental demand expansion. The area maintains 42.1% renter-occupied housing units, providing a consistent tenant pool for multifamily properties.
Rental affordability remains competitive with median contract rents at $1,722, though investors should monitor the rent-to-income ratio for lease renewal considerations. The neighborhood offers solid amenity access with 9.88 restaurants per square mile ranking in the 90th percentile nationally, supporting tenant retention through lifestyle convenience.
Crime metrics show the neighborhood ranking in the middle tier among Los Angeles metro neighborhoods, with both property and violent crime rates declining significantly year-over-year. Property offense rates decreased 50.5% while violent crime dropped 55.2%, indicating improving safety trends that support tenant retention and leasing stability.
The neighborhood's crime ranking places it competitively within the metro area context, with recent downward trends suggesting continued improvement in the local security environment for multifamily operations.
The property benefits from proximity to major corporate offices that provide workforce housing demand, including manufacturing, healthcare, and technology employers within commuting distance.
- Air Products & Chemicals — industrial chemicals (4.8 miles)
- Mattel — toy manufacturing (7.0 miles) — HQ
- Airgas — industrial gases (7.2 miles)
- Molina Healthcare — healthcare services (8.5 miles) — HQ
- Southwest Airlines Counter — aviation services (8.6 miles)
This 45-unit property presents a compelling value-add opportunity in a neighborhood demonstrating exceptional occupancy fundamentals. Built in 1989, the asset is newer than the area's 1968 average construction year, providing competitive positioning while offering renovation upside to capture projected rent growth as median household incomes rise 47.5% through 2028.
The investment thesis centers on stable cash flow supported by 98% neighborhood occupancy rates and declining crime trends, combined with demographic tailwinds from projected household growth of 40% over five years. Multifamily property research indicates strong rental demand sustainability given the area's balanced income distribution and proximity to major employment centers.
- Exceptional 98% neighborhood occupancy rates support stable cash flow
- Value-add potential with 1989 construction in older neighborhood stock
- Projected 47.5% household income growth through 2028 supports rent escalation
- Declining crime trends improve tenant retention and leasing velocity
- Risk: Monitor rent-to-income ratios for affordability pressure on renewals