| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 31st | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21833 Verne Ave, Hawaiian Gardens, CA, 90716, US |
| Region / Metro | Hawaiian Gardens |
| Year of Construction | 1973 |
| Units | 22 |
| Transaction Date | 2015-01-26 |
| Transaction Price | $3,900,000 |
| Buyer | 610 INVESTMENTS 21-1 LLC |
| Seller | CYPRESS VILLA INVESTMENTS LLC |
21833 Verne Ave Hawaiian Gardens Multifamily Investment
According to WDSuite’s CRE market data, neighborhood occupancy trends sit above the metro median, supporting steady renter demand and pragmatic rent growth potential for a 22‑unit asset in Los Angeles County.
Hawaiian Gardens sits within the Los Angeles–Long Beach–Glendale metro and carries a C+ neighborhood rating. Daily‑needs access is a relative strength: grocery and pharmacy density track well above national norms, while dining options are plentiful compared with many U.S. neighborhoods. Park and cafe availability are thinner, which may limit some lifestyle appeal but does not typically impair workforce‑oriented renter demand.
Multifamily fundamentals are constructive. The neighborhood’s occupancy is above the metro median (rank 690 of 1,441; 74th percentile nationally), indicating durable leasing conditions and fewer downtime gaps between turns. Median asking rents benchmark above the national median, signaling pricing power relative to nationwide peers without the extremes seen in coastal CBDs.
Tenure patterns suggest meaningful depth for apartments: roughly half of housing units are renter‑occupied (89th percentile nationally for renter concentration), supporting a broad tenant base and ongoing absorption for well‑positioned properties. Within a 3‑mile radius, household counts have been edging higher and are projected to continue growing, expanding the renter pool and helping sustain occupancy stability.
Ownership costs are elevated relative to incomes in this part of Los Angeles County (high national percentiles for home values and value‑to‑income), which tends to reinforce reliance on multifamily housing and can aid lease retention. School ratings trend below national averages, which investors should factor into marketing positioning and tenant mix expectations.
Safety outcomes in the immediate neighborhood track below metro and national averages (crime rank 1,055 of 1,441; low national percentiles), so prudent property management and security practices remain important to support retention and collections. At the same time, recent data shows property crime rates moving in a better direction year over year, indicating some improvement in trend even if absolute levels remain comparatively elevated.
Investors should frame risk in relative terms: this location remains viable for workforce housing demand, but it warrants standard operational controls such as lighting, access management, and vendor coordination to protect NOI.
The area’s employment base blends telecom, packaging, industrial distribution, and healthcare, supporting commute convenience and a stable renter pipeline for workforce housing. Nearby employers include Time Warner Business Class, International Paper’s Cypress packaging operations, LKQ, Airgas, and Molina Healthcare.
- Time Warner Business Class — telecom & business services (2.8 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging operations (3.1 miles)
- LKQ — auto parts distribution (5.8 miles)
- Airgas — industrial gases (6.8 miles)
- Molina Healthcare — healthcare services (8.8 miles) — HQ
21833 Verne Ave offers scale‑efficient operations at 22 units in a neighborhood where occupancy trends run above the metro median, pointing to steady leasing and manageable turnover risk. Elevated ownership costs in the area sustain reliance on rentals, while renter concentration is high relative to national norms—both supportive of demand depth and pricing resilience. According to CRE market data from WDSuite, neighborhood rents benchmark above national levels without the volatility typical of coastal CBDs, a constructive backdrop for disciplined revenue management.
Within a 3‑mile radius, household counts are projected to increase and average household size to edge lower, implying gradual renter pool expansion. Strong daily‑needs access (groceries, pharmacies, restaurants) enhances livability for workforce households, though limited parks/cafes and below‑average school ratings suggest a positioning focus on value and convenience rather than lifestyle amenities.
- Occupancy above metro median supports stable leasing and fewer vacancy gaps.
- Elevated ownership costs reinforce sustained multifamily rental demand and retention.
- Growing household counts within 3 miles expand the renter base over time.
- Strong daily‑needs access (groceries/pharmacies/dining) fits workforce positioning.
- Risks: below‑average school ratings and safety require proactive management and tenant‑retention strategy.