| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 40th | Fair |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 730 W El Segundo Blvd, Gardena, CA, 90247, US |
| Region / Metro | Gardena |
| Year of Construction | 1989 |
| Units | 61 |
| Transaction Date | 2002-01-09 |
| Transaction Price | $3,000,000 |
| Buyer | A & D MINI MART INC |
| Seller | WINN ALICE L |
730 W El Segundo Blvd, Gardena Multifamily Investment
Neighborhood multifamily occupancy is around 94% with a mid-40s renter-occupied share, pointing to steady leasing fundamentals, according to WDSuite’s CRE market data. The 1989 vintage positions the asset competitively versus older local stock while still leaving room for targeted updates.
Situated in an inner-suburb pocket of Los Angeles County, the property benefits from solid neighborhood fundamentals and everyday convenience. Grocery and daily-needs access score in the top quartile nationally, with restaurants and pharmacies also in the top quartile, while parks and cafes are more limited — an important consideration for amenity programming.
The neighborhood’s renter concentration is 44.6% of housing units, supporting a meaningful tenant base for multifamily demand. Neighborhood occupancy is 94.1%, which is above the metro median among 1,441 Los Angeles metro neighborhoods and signals relatively stable lease-up and retention dynamics. Median contract rent in the neighborhood trends in the upper national tier and has risen materially over five years, reinforcing pricing resilience.
Within a 3-mile radius, demographics show a near-flat population trend over the past five years alongside a modest increase in households, which points to slightly smaller household sizes and a steady renter pool. Looking ahead, WDSuite’s data indicate households are projected to increase materially through the forecast period, even as population moderates — a mix that can sustain demand for rental units and support occupancy stability.
Home values in the neighborhood sit in a high-cost ownership market (around the 90th percentile nationally) and value-to-income is elevated, which tends to reinforce renter reliance on multifamily housing. At the same time, rent-to-income metrics are comparatively manageable for the area, a combination that can aid retention while giving operators disciplined pricing power. Schools rate below the national midpoint, so operators may prioritize on-site services and community features to enhance family appeal.
Safety indicators are competitive among Los Angeles neighborhoods, with the area ranking above the metro median (out of 1,441 neighborhoods) and modestly above the national midpoint. Recent trends are favorable: estimated violent and property offense rates have each declined sharply year over year, which supports a more stable operating backdrop for owners and residents.
As always, investors should benchmark property-level risk management and lighting, access control, and resident engagement against submarket norms and monitor city-level trends alongside neighborhood readings.
The location taps into a diverse South Bay employment base that supports workforce housing demand and commute convenience, led by consumer products, airlines, and industrial suppliers.
- Mattel — consumer products (6.0 miles) — HQ
- Southwest Airlines Counter — airline operations (6.9 miles)
- Airgas — industrial gases (7.3 miles)
- Symantec — software & cybersecurity offices (7.6 miles)
- Air Products & Chemicals — industrial gases (7.8 miles)
Built in 1989, the 61-unit asset is newer than the neighborhood’s average vintage, offering a competitive edge versus older local stock while still allowing for selective value-add through interior modernization and systems refresh. Neighborhood occupancy near the mid-90s and a renter-occupied share in the mid-40s indicate a stable tenant base and consistent leasing, while elevated ownership costs in the area reinforce reliance on rental housing.
According to CRE market data from WDSuite, neighborhood rents sit toward the higher end nationally but rent-to-income remains comparatively manageable, supporting retention and measured pricing. Within a 3-mile radius, households have increased and are projected to expand further even as household sizes trend smaller — dynamics that can sustain renter demand and occupancy over the long term.
- 1989 vintage outperforms older neighborhood stock with value-add potential via interiors and building systems
- Stable neighborhood metrics: above-median metro occupancy and a sizable renter-occupied share underpin consistent leasing
- High-cost ownership market supports multifamily demand, while rent-to-income levels aid tenant retention
- 3-mile household growth and smaller household sizes point to a durable renter pool and occupancy stability
- Risks: limited parks/cafes and below-midpoint school ratings may require enhanced on-site amenities and resident services