| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 47th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25711 Frampton Ave, Harbor City, CA, 90710, US |
| Region / Metro | Harbor City |
| Year of Construction | 1976 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
25711 Frampton Ave Harbor City Multifamily Investment
Stable neighborhood occupancy and a high-cost ownership market point to resilient renter demand, according to WDSuite’s CRE market data. For investors, the combination supports steady leasing with room for value-add execution.
Harbor City’s neighborhood fundamentals lean favorable for multifamily. Neighborhood occupancy is about 95%, indicating stable leasing conditions versus broader national trends, based on CRE market data from WDSuite. Median contract rents in the area sit above national norms while the rent-to-income ratio around 0.23 suggests manageable affordability pressure that can aid resident retention.
Local amenities are a relative strength: restaurants, groceries, parks, and pharmacies rank in the 90th percentile range nationally, while cafes are limited. The neighborhood’s overall amenity rank is competitive (309th among 1,441 Los Angeles metro neighborhoods), reinforcing day-to-day convenience that supports leasing.
Schools test around the middle of national peers and are competitive among Los Angeles neighborhoods (ranked 565th of 1,441). Elevated home values (93rd percentile nationally) and a high value-to-income ratio (96th percentile) indicate a high-cost ownership market, which tends to sustain reliance on rental housing and can support pricing power when operations are well managed.
Tenure data indicates a balanced housing mix with about half of units renter-occupied (approximately 50.5%), pointing to a deep tenant base for conventional multifamily. Within a 3-mile radius, recent years show a slight population dip alongside an increase in households; projections through 2028 call for further growth in household counts and smaller average household sizes. For investors, that mix typically expands the renter pool and supports occupancy stability even as demographics evolve.
The asset’s 1976 construction is older than the neighborhood average vintage (1985), which creates a clear value-add path through targeted renovations and system upgrades. With thoughtful capital planning, this positioning can enhance competitiveness against newer stock while capturing demand fueled by local convenience and renter dependence.
Safety trends compare favorably in a regional and national context. The neighborhood scores above the metro average and sits in the safer top quartile nationally by crime percentile, according to WDSuite. Year over year, both violent and property offense rates show notable declines, indicating improving conditions rather than a short-term anomaly.
These are area-level indicators, not block-level claims, and investors should still complete standard site diligence. However, the combination of competitive metro ranking (375th among 1,441 Los Angeles neighborhoods) and improving offense trends suggests stability that can support resident retention and operating consistency.
Nearby employers provide a diversified white- and blue-collar base that supports renter demand and commute convenience, including Air Products & Chemicals, Molina Healthcare, Airgas, Mattel, and Southwest Airlines.
- Air Products & Chemicals — industrial gases (4.2 miles)
- Molina Healthcare — healthcare services (6.0 miles) — HQ
- Airgas — industrial gases (9.9 miles)
- Mattel — consumer products (10.4 miles) — HQ
- Southwest Airlines Counter — airline operations (12.3 miles)
This 60-unit asset at 25711 Frampton Ave benefits from neighborhood occupancy near the mid-90s, a renter-occupied share around half of local housing, and a high-cost ownership backdrop that supports durable rental demand. The 1976 vintage is older than the neighborhood average and sets up a straightforward value-add thesis through interior modernization and building system upgrades. Elevated amenities—especially restaurants, groceries, parks, and pharmacies—reinforce day-to-day livability, while manageable rent-to-income levels support resident retention.
Within a 3-mile radius, household counts are rising and are projected to grow further as average household size declines, expanding the tenant base even as population trends soften. According to CRE market data from WDSuite, crime indicators sit in the safer top quartile nationally with improving year-over-year offense rates, an additional tailwind for leasing stability.
- Stable neighborhood occupancy and balanced renter concentration support consistent leasing
- 1976 vintage enables value-add upside through renovations and system upgrades
- High-cost ownership market underpins rental demand and pricing power
- Amenity-rich area and improving safety trends aid retention
- Risk: older systems and evolving demographics require disciplined capital planning and asset management