| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 31st | Poor |
| Amenities | 33rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12100 226th St, Hawaiian Gardens, CA, 90716, US |
| Region / Metro | Hawaiian Gardens |
| Year of Construction | 1990 |
| Units | 101 |
| Transaction Date | 2021-05-27 |
| Transaction Price | $22,000,000 |
| Buyer | HP HAWAIIAN TERRACE LLC |
| Seller | WHELAN INVESTMENTS INC |
12100 226th St Hawaiian Gardens Multifamily Investment
Stabilized renter demand in the surrounding neighborhood and elevated ownership costs point to durable occupancy and steady leasing, according to WDSuite’s CRE market data.
Located in Hawaiian Gardens within the Los Angeles metro, the property sits in an Urban Core neighborhood where grocery access is a standout strength (top tier locally and among the highest nationally), while restaurants are plentiful compared with most areas. Cafés, parks, and pharmacies are less concentrated, so daily convenience leans more toward essentials than lifestyle-oriented amenities.
Neighborhood occupancy is solid and competitive nationally, and more than half of housing units are renter-occupied, indicating a deep tenant base that can support leasing stability. Elevated home values relative to national norms and a higher value-to-income backdrop suggest a high-cost ownership market, which typically sustains multifamily demand and supports retention.
Within a 3-mile radius, recent population and household counts have inched higher, and forecasts point to further household growth alongside slightly smaller household sizes. For investors, that combination tends to expand the renter pool and support occupancy resilience, particularly for well-managed assets.
School ratings in the neighborhood track below national norms, which may temper family-driven demand. That said, the neighborhood’s rent-to-income profile indicates manageable affordability pressure for renters, helping underpin collections and renewals. These dynamics align with commercial real estate analysis from WDSuite that shows steady renter demand where ownership remains comparatively expensive.
Vintage also matters: the area’s average construction year skews older, and this asset’s 1990 build is newer than much of the local stock. That positioning can offer a competitive edge versus 1960s-era properties, while still leaving room for targeted renovations or systems modernization to sharpen performance.
Safety indicators for the neighborhood are below the metro median among 1,441 Los Angeles-area neighborhoods and sit below the national median as well. Recent trends show some volatility in reported violent and property offenses year over year. Investors typically account for this with practical measures such as lighting, access control, and resident communications to support retention and leasing.
Given these comparative readings, underwriting often assumes prudent security line items and a leasing strategy that highlights on-site management practices and nearby commuter access, rather than block-level claims that can vary over short distances.
Nearby employment draws span packaging, telecommunications, auto parts distribution, defense-related facilities, and healthcare administration — a diverse base that supports renter demand and commute convenience for workforce tenants.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (3.25 miles)
- Time Warner Business Class — telecommunications services (3.25 miles)
- LKQ — auto parts distribution (6.28 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (7.61 miles)
- Molina Healthcare — healthcare services (8.25 miles) — HQ
The 101-unit asset, built in 1990, is newer than much of the neighborhood’s housing stock, positioning it competitively against older properties while still offering potential upside through selective renovations and systems modernization. Occupancy across the neighborhood is healthy, and a majority renter-occupied housing mix supports a deep tenant base. Elevated ownership costs in the area further reinforce reliance on multifamily housing, which can aid retention and pricing discipline.
Within a 3-mile radius, population and households have trended modestly higher with forecasts pointing to continued household growth and slightly smaller household sizes — dynamics that can expand the renter pool and support leasing. According to WDSuite’s multifamily property research, these fundamentals, combined with manageable rent-to-income conditions, underpin stable operations for well-managed assets.
- Competitive vintage (1990) versus older local stock, with value-add potential through targeted upgrades
- Healthy neighborhood occupancy and deep renter base support leasing stability
- High-cost ownership market reinforces rental demand and aids retention
- Risk: safety metrics trail metro and national medians; plan for security-focused operations and underwriting