| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 37th | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25004 Frampton Ave, Harbor City, CA, 90710, US |
| Region / Metro | Harbor City |
| Year of Construction | 1986 |
| Units | 67 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
25004 Frampton Ave Harbor City Multifamily Investment
Workforce-oriented asset in an Urban Core pocket where renter demand is reinforced by a high-cost ownership market and steady neighborhood occupancy, according to WDSuite’s CRE market data.
Harbor City’s Urban Core setting offers everyday convenience that supports leasing: grocery density sits in the upper national tier and food-and-beverage options are strong, while parks and pharmacies are limited within neighborhood boundaries. The amenity mix is competitive among Los Angeles neighborhoods (499th of 1,441), signaling day-to-day livability that can help with retention.
Neighborhood occupancy trends are resilient, tracking in the top third nationally, which points to stable rent rolls for well-managed assets. Renter-occupied housing comprises roughly two-fifths of local units, indicating a meaningful tenant base for multifamily operators. School ratings trail national norms, a factor to weigh for family-focused demand positioning and marketing mix.
Within a 3-mile radius, household counts have inched higher recently and are projected to rise further even as household size trends lower, implying more, smaller households entering the market. Combined with elevated home values relative to incomes (high national percentile), the ownership landscape tends to sustain reliance on rental housing—supporting depth of demand and lease retention.
Relative to metro and national benchmarks, restaurants, cafes, childcare, and grocery access rate well above average, while park access is thin. For investors, this mix points to convenience-driven appeal with some lifestyle trade-offs—useful context for underwriting renewal assumptions and positioning in commercial real estate analysis.
Safety indicators are mixed and should be evaluated in context. Overall crime performance sits around the national middle, while property offenses remain comparatively elevated versus national peers. Notably, recent year-over-year trends show a sharp improvement in violent offense rates, suggesting some positive momentum. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), conditions vary block to block, so underwriting should emphasize property-level security measures and management practices rather than relying solely on area averages.
Nearby employers span healthcare, chemicals/industrial gases, and consumer products, supporting a diversified workforce and commute-friendly demand for multifamily. The list below focuses on Molina Healthcare, Air Products & Chemicals, Airgas, Mattel, and Southwest Airlines.
- Air Products & Chemicals — industrial gases (4.1 miles)
- Molina Healthcare — healthcare services (6.1 miles) — HQ
- Airgas — industrial gases (9.6 miles)
- Mattel — consumer products (10.0 miles) — HQ
- Southwest Airlines Counter — airline operations (11.9 miles)
25004 Frampton Ave is a 67-unit, 1986-vintage community positioned in an Urban Core neighborhood where occupancy trends run in the upper national tier and ownership costs are elevated. This combination generally supports multifamily absorption and retention, while the vintage creates room for selective value-add—targeted interior updates and systems modernization—to sharpen competitiveness against newer stock.
Within a 3-mile radius, household counts are rising and average household size is trending lower, pointing to a larger renter pool over time even as population growth moderates. Elevated home values relative to incomes reinforce renter reliance on multifamily housing, supporting pricing power for well-managed assets. According to CRE market data from WDSuite, local amenity access is strong for daily needs, though park access and school ratings lag, which should be reflected in marketing focus and underwriting risk adjustments.
- Occupancy in the top third nationally supports income stability for a well-managed, mid-size asset.
- High-cost ownership market reinforces multifamily demand and lease retention potential.
- 1986 vintage offers value-add levers via targeted interior and building systems upgrades.
- Strong daily amenities (grocery, F&B, childcare) bolster livability and leasing appeal.
- Risks: property crime remains comparatively elevated; limited parks and below-average school ratings may temper family-oriented demand.