| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 56th | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 26114 Belle Porte Ave, Harbor City, CA, 90710, US |
| Region / Metro | Harbor City |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 2004-07-02 |
| Transaction Price | $2,600,000 |
| Buyer | MONARK LP |
| Seller | ARANGUREN JORGE |
26114 Belle Porte Ave Harbor City 20-Unit Multifamily
Neighborhood occupancy remains solid and renter demand is supported by a majority renter-occupied housing mix and a high-cost ownership market, according to WDSuite’s CRE market data.
Harbor City’s Urban Core setting offers daily conveniences that resonate with renters. Grocery access and childcare density rank in the top quartile nationally, while restaurants are similarly strong — helpful for lease retention even if park and cafe density is comparatively limited in the immediate neighborhood. Average school ratings sit slightly above the national median, which supports family-oriented renter households without commanding premium school-driven pricing.
From an income and affordability lens, the neighborhood reflects Los Angeles norms: elevated home values relative to local incomes point to a high-cost ownership market that tends to sustain rental demand and pricing power for well-run assets. Combined with a renter-occupied share above half of housing units, this indicates depth in the tenant base rather than reliance on a thin pool of prospects.
Occupancy in the neighborhood is in the top quartile nationally, suggesting stable lease-up and renewal potential versus weaker submarkets. Median contract rents have outpaced many areas over the past five years, but rent-to-income levels remain manageable for the metro, reducing near-term lease management pressure compared with the most burdened coastal pockets.
Within a 3-mile radius, households have increased modestly even as average household size edged lower; projections point to further household growth alongside smaller household sizes. For multifamily owners, that mix typically expands the renter pool and supports occupancy stability, even if headline population growth is muted.
Relative to the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, this area trends below the metro average on safety. Nationally, it sits below the median on both property and violent offense measures, signaling that prudent security planning and resident communication remain important for operations.
Trend-wise, violent offense rates have improved meaningfully over the past year (a positive movement that places the area among stronger improvers nationwide), while property offense shows less favorable momentum. Investors should underwrite to current conditions and lean on proven management practices rather than assuming continued improvement.
Nearby employers span industrial gases, managed care, toys and consumer brands, and airline operations — a diverse base that supports workforce housing demand and commute convenience for residents.
- Air Products & Chemicals — industrial gases (4.5 miles)
- Molina Healthcare — managed care (6.0 miles) — HQ
- Airgas — industrial gases (10.2 miles)
- Mattel — toys & consumer products (10.6 miles) — HQ
- Southwest Airlines Counter — airline operations (12.5 miles)
Built in 1986, the property is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while leaving room for targeted modernization of systems and common areas. Neighborhood occupancy tracks in the top quartile nationally, and elevated ownership costs locally reinforce reliance on multifamily housing, supporting rent durability and renewal rates. According to CRE market data from WDSuite, the surrounding area shows strong amenity access where it matters for daily needs (groceries, childcare, dining), which can aid retention even without destination retail.
Within a 3-mile radius, households are growing despite flat-to-soft population trends, pointing to smaller household sizes and a broader renter pool. Renter concentration above half of units suggests a deep tenant base, while median rent-to-income levels indicate manageable affordability pressure relative to other coastal submarkets. Key risks include below-metro-average safety metrics and the need to program capital for an asset approaching four decades in age.
- Newer 1986 vintage vs. local average, with value-add potential through targeted modernization
- Top-quartile neighborhood occupancy supports leasing stability and renewals
- High-cost ownership market sustains rental demand and pricing power
- Household growth within 3 miles expands the renter pool despite muted population trends
- Risks: below-metro-average safety; plan for capex on aging systems and amenity gaps (parks/cafes)