| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 31st | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21909 Claretta Ave, Hawaiian Gardens, CA, 90716, US |
| Region / Metro | Hawaiian Gardens |
| Year of Construction | 1985 |
| Units | 28 |
| Transaction Date | 2012-09-20 |
| Transaction Price | $3,710,000 |
| Buyer | PETER C OHANESIAN ENTERPRISES LLC |
| Seller | KAO HUI CHEN |
21909 Claretta Ave Hawaiian Gardens Multifamily Investment
Neighborhood occupancy trends sit above the metro median and the area shows a strong share of renter-occupied housing, according to WDSuite’s CRE market data—supporting a steady tenant base for cash flow management.
Positioned in Hawaiian Gardens within the Los Angeles-Long Beach-Glendale metro, the property benefits from neighborhood fundamentals that favor multifamily demand. Neighborhood occupancy is above the metro median and renter concentration is high (share of housing units that are renter-occupied), indicating depth of the tenant base and support for leasing stability.
Everyday convenience is a plus: grocery and pharmacy access rank in the upper tier nationally, and restaurants are plentiful. By contrast, parks and cafes are limited in the immediate area. Average school ratings trend below the national median, which investors should consider when underwriting family-oriented demand.
Demographic statistics aggregated within a 3-mile radius show a stable population, with an increase in households and a gradual shift toward smaller household sizes. This combination typically expands the renter pool and can support occupancy resilience and leasing velocity over time.
Home values are elevated for the region, and the neighborhood’s value-to-income profile sits on the higher end nationally. In practice, a high-cost ownership market tends to reinforce reliance on rental housing and can sustain demand for well-managed multifamily assets. Median asking rents benchmark above national norms while rent-to-income ratios indicate manageable affordability pressure relative to local incomes, helping retention and renewal strategies.
The building’s 1985 vintage is newer than the neighborhood’s average stock from the 1970s, offering relative competitiveness versus older comparables while still warranting selective modernization to protect rents and limit near-term capital exposure.
Safety conditions are mixed when viewed comparatively. The neighborhood ranks in the lower half for crime relative to 1,441 Los Angeles metro neighborhoods, and its national safety percentile is below the midpoint. However, property offense rates have improved notably year over year, placing the area in a stronger tier nationally for recent reductions. Violent offense metrics remain comparatively weaker (lower national percentile), so prudent security measures and underwriting assumptions are advisable.
Nearby employers provide a diversified employment base that supports renter demand through short commutes and stable industrial and services roles. Featured below are Time Warner Business Class, International Paper Cypress Retail Packaging, LKQ, Airgas, and Raytheon Public Safety RTC, listed by proximity.
- Time Warner Business Class — telecommunications services (2.8 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging operations (3.2 miles)
- LKQ — automotive parts distribution (5.8 miles)
- Airgas — industrial gases & supplies (6.8 miles)
- Raytheon Public Safety RTC — defense & technology operations (7.4 miles)
This 28-unit, 1985-vintage asset offers relative competitiveness versus older neighborhood stock while retaining value-add pathways through targeted renovations and system upgrades. Neighborhood-level occupancy trends are above the metro median and the share of renter-occupied housing units is high, underscoring depth of demand and supporting cash flow stability. Elevated ownership costs in the area further sustain renter reliance on multifamily housing. According to CRE market data from WDSuite, local rents benchmark above national norms while rent-to-income ratios suggest manageable affordability pressure—constructive for retention and renewal strategy.
Within a 3-mile radius, households are increasing even as average household size edges down, which typically expands the renter pool and underpins leasing velocity. Proximity to a mix of telecom, industrial, and defense employers adds commute convenience and helps diversify the tenant base. Key underwriting considerations include safety metrics that trail national averages and school ratings below the national median; both can be mitigated through asset-level improvements, resident services, and disciplined expense and capex planning.
- Above-metro neighborhood occupancy and high renter concentration support demand and cash flow stability
- 1985 vintage offers competitive positioning vs. older stock with selective renovation upside
- High-cost ownership market reinforces reliance on rentals, aiding pricing power and retention
- Household growth within 3 miles and employer proximity expand the renter pool and leasing prospects
- Risks: safety metrics below national averages and lower school ratings; address via operations and capex focus