| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 56th | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 26111 S Belle Porte Ave, Harbor City, CA, 90710, US |
| Region / Metro | Harbor City |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 1995-11-01 |
| Transaction Price | $4,092,500 |
| Buyer | ANAHEIM GARDENS CORP |
| Seller | ANAHEIM GARDENS |
26111 S Belle Porte Ave, Harbor City Multifamily Investment
Steady neighborhood fundamentals and a renter-leaning housing stock support durable demand, according to WDSuite’s CRE market data. The immediate area s occupancy and pricing context suggest stable leasing with room for value-add execution.
Located in Los Angeles County s Harbor City, the property benefits from a neighborhood rated B and categorized as Urban Core, offering everyday conveniences and access to larger South Bay job nodes. Neighborhood occupancy is above the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, indicating comparatively steady leasing conditions at the sub-neighborhood scale.
Amenity access skews toward daily needs rather than lifestyle destinations: grocery density ranks competitively among 1,441 metro neighborhoods, while restaurants trend strong nationally, but parks, pharmacies, and cafés are comparatively sparse. For investors, this mix points to reliable foot-traffic anchors for residents with fewer discretionary amenity draws nearby which can be offset by proximity to major employment corridors in the South Bay.
The housing backdrop is investor-friendly for multifamily. The local renter-occupied share is 52.7% of housing units, signaling a deep tenant base, and neighborhood housing metrics rank competitive among Los Angeles-Long Beach-Glendale neighborhoods (rank near the top 40% of 1,441) with NOI per unit also above national midpoints. Elevated home values relative to incomes (high national percentile) characterize a high-cost ownership market, which typically sustains renter reliance on multifamily housing and supports pricing power and retention strategies.
Within a 3-mile radius, demographics show households increasing over the next five years even as total population trends flat to slightly lower; smaller average household sizes and income gains point to a larger effective renter pool and continued demand for professionally managed rentals. Median school ratings are modest but above national midpoints, and the average construction vintage in the neighborhood skews late-1970s; the subject s 1972 construction suggests potential for targeted renovations to sharpen competitiveness against newer stock.
Safety trends are mixed. Compared with neighborhoods nationwide, the area sits below the national average for safety, and within the Los Angeles-Long Beach-Glendale metro it ranks in the lower half of 1,441 neighborhoods. That said, recent year-over-year data indicate notable improvement in violent incidents, a constructive trend to watch for continued momentum.
For underwriting, this profile suggests standard risk management and resident-experience strategies are important, while the improving trajectory may support leasing stability if gains persist. Always evaluate property-level security features and block-by-block dynamics during due diligence.
Nearby corporate employers support a diversified employment base and commuter convenience for residents, led by industrial gases, healthcare administration, manufacturing, and air travel services within a roughly 5 13 mile radius. The list below reflects those demand drivers most relevant to local renters.
- Air Products & Chemicals industrial gases (4.5 miles)
- Molina Healthcare healthcare administration (6.0 miles) HQ
- Airgas industrial gases (10.2 miles)
- Mattel toy manufacturing & corporate (10.6 miles) HQ
- Southwest Airlines Counter air travel services (12.5 miles)
This 24-unit, 1972-vintage asset offers a pragmatic value-add path in a renter-leaning Harbor City sub-neighborhood where occupancy performs above the metro median. Elevated ownership costs in the area reinforce renter reliance on multifamily, while neighborhood rents sit within manageable rent-to-income thresholds a combination that can support retention and measured rent growth. Based on CRE market data from WDSuite, the neighborhood s operating profile aligns with steady leasing and moderate pricing power.
Within a 3-mile radius, households are projected to increase even as population edges down, implying smaller household sizes and a broader tenant base over time. The late-1970s neighborhood vintage context suggests that targeted interior and systems updates at a 1972 property can enhance competitiveness versus slightly newer stock, while proximity to diversified South Bay employers underpins day-to-day demand. Key risks include mixed safety metrics and thinner lifestyle amenity density (parks/pharmacies), both of which can be addressed through property-level programming and management.
- Above-metro-median neighborhood occupancy supports stable leasing
- High-cost ownership market sustains multifamily demand and pricing discipline
- 1972 vintage offers clear value-add via targeted renovations versus late-1970s peer stock
- 3-mile household growth points to a larger tenant base despite flat population
- Risks: mixed safety profile and lean park/pharmacy density require active management