| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 56th | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 26020 Belle Porte Ave, Harbor City, CA, 90710, US |
| Region / Metro | Harbor City |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 2000-12-23 |
| Transaction Price | $619,500 |
| Buyer | LINCO VENTURES LLC |
| Seller | LIN S GROUP |
26020 Belle Porte Ave Harbor City Multifamily Investment
Neighborhood occupancy remains solid and renter demand is supported by a majority share of renter-occupied units, according to WDSuite’s CRE market data. High ownership costs locally further reinforce reliance on rentals and support lease retention.
Harbor City’s Urban Core setting offers balanced fundamentals for workforce renters. Neighborhood occupancy is strong (top quartile nationally), and the renter-occupied share indicates a deep tenant base for small‑ to mid‑scale assets like this 20‑unit property. Elevated home values relative to income point to a high‑cost ownership market, which can sustain multifamily demand and support pricing discipline.
Amenities are mixed: restaurants and grocery options benchmark in the upper national tiers (both above the 90th percentile), while parks, cafes, and pharmacies are comparatively sparse within neighborhood boundaries. Average school quality trends slightly above the national middle (3.0/5 on neighborhood metrics), which can aid family‑oriented retention, though investors should underwrite conservatively for education‑driven preferences.
Within a 3‑mile radius, household counts have inched higher despite modest population softening, implying smaller household sizes and a steady renter pool. Income levels have risen, and median contract rents have grown, helping support collections and rent trade‑outs with careful lease management. These takeaways align with comparative signals in WDSuite’s commercial real estate analysis, keeping focus on renter demand depth rather than headline population shifts.
Relative positioning in the Los Angeles-Long Beach-Glendale metro: neighborhood housing and NOI per unit perform Above metro median among 1,441 neighborhoods, while overall amenity access is Competitive among Los Angeles-Long Beach-Glendale neighborhoods but with clear gaps in parks and cafes. For investors, this combination suggests stable day‑to‑day renter needs are met nearby, with limited exposure to amenity‑driven volatility.
Safety indicators are mixed when viewed against regional and national benchmarks. The neighborhood’s overall crime rank sits below the metro median (ranked in the weaker half among 1,441 Los Angeles-Long Beach-Glendale neighborhoods), and national comparisons place property and violent offense rates below the national middle. That said, recent trend data shows a notable year‑over‑year improvement in violent offenses, signaling directional progress that investors can track over subsequent periods.
For underwriting, this profile argues for prudent security, lighting, and access‑control planning, paired with tenant‑retention strategies that emphasize well‑maintained common areas. Monitoring continuing trends and coordinating with local resources can help sustain leasing stability without relying on aggressive assumptions.
Nearby employers span healthcare, chemicals/industrial gases, consumer products, and air travel services, supporting commuter convenience and diversified renter demand. The list below focuses on the closest employment anchors relevant to workforce housing dynamics in this submarket.
- Air Products & Chemicals — industrial gases (4.4 miles)
- Molina Healthcare — healthcare services (6.0 miles) — HQ
- Airgas — industrial gases (10.2 miles)
- Mattel — consumer products (10.6 miles) — HQ
- Southwest Airlines Counter — air travel services (12.5 miles)
Built in 1985, the asset is newer than the neighborhood average vintage, offering relative competitiveness versus older stock while still benefiting from targeted modernization for systems and common areas. Neighborhood-level occupancy trends are solid and renter concentration is high, and elevated ownership costs locally help sustain reliance on multifamily housing. According to CRE market data from WDSuite, rents and incomes in the area have advanced, supporting collections and rent growth with disciplined renewal strategies.
Within a 3‑mile radius, households have increased even as population edged down, pointing to smaller household sizes and a durable renter base. Strong restaurant and grocery access meets daily needs, though thinner park and cafe coverage and a below‑median safety rank in the metro argue for thoughtful operations and tenant‑experience investments. Overall, the thesis favors steady occupancy with targeted value‑add to enhance competitiveness and retention.
- Newer 1985 vintage vs. neighborhood average supports competitive positioning with selective modernization upside
- Strong neighborhood occupancy and high renter-occupied share underpin depth of tenant demand
- High-cost ownership market supports lease retention and pricing power with prudent management
- Household growth within 3 miles and rising incomes support steady leasing and renewal execution
- Risks: below‑median metro safety rank and amenity gaps (parks/cafes) require operational focus and underwriting discipline