| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 91st | Best |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1821 Pacific Coast Hwy, Hermosa Beach, CA, 90254, US |
| Region / Metro | Hermosa Beach |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1821 Pacific Coast Hwy Hermosa Beach Value-Add Multifamily
In a high-cost ownership pocket of Hermosa Beach, neighborhood occupancy has been resilient and renter demand is supported by strong incomes, according to WDSuite’s CRE market data. For investors, the combination points to durable leasing with room to enhance performance through targeted upgrades.
Hermosa Beach’s immediate neighborhood scores in the top quartile among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods (A-rated), signaling competitive fundamentals for multifamily. Cafes, restaurants, groceries, and pharmacies cluster at high national percentiles (generally 87–95th), reinforcing daily convenience that supports retention and lease-up. Public parks and formal childcare options rank low locally, which may modestly limit family-oriented amenity appeal.
The property’s 1972 vintage is slightly older than the neighborhood’s average year built (1978). For investors, that typically means planning for systems modernization and common-area refresh to sharpen competitive positioning versus newer stock, while leveraging a 100-unit footprint and average unit sizes around 768 square feet for scale efficiencies.
Renter concentration in the neighborhood is measured as the share of housing units that are renter-occupied at roughly two-fifths, indicating a meaningful tenant base without overreliance on rentals. Neighborhood occupancy is above the national midpoint, which supports stability; lease management should remain attentive to pricing and concessions to sustain that strength.
Within a 3-mile radius, household incomes are high and the renter pool is projected to expand as households increase and average household size trends lower. Elevated home values (near the top nationally) indicate a high-cost ownership market that tends to sustain reliance on multifamily housing, reinforcing pricing power and retention for well-managed assets.
Safety indicators are favorable in a national context, with the neighborhood landing in the top quartile nationwide for overall safety. Year over year, both violent and property offense estimates show notable declines, a constructive trend for tenant retention and asset perception.
Within the Los Angeles-Long Beach-Glendale metro, the area is competitive among 1,441 neighborhoods, though block-level conditions can vary. Investors should benchmark on-site practices and lighting/security enhancements against peer properties to align with resident expectations.
Nearby employment nodes include consumer products, airlines, and technology offices that help support commuter convenience and multifamily demand. The list below focuses on Mattel, Southwest Airlines, Microsoft, Symantec, and Air Products & Chemicals.
- Mattel — consumer products (3.6 miles) — HQ
- Southwest Airlines Counter — airlines (5.5 miles)
- Microsoft Offices The Reserves — technology offices (7.6 miles)
- Symantec — cybersecurity offices (8.3 miles)
- Air Products & Chemicals — industrial gases (10.1 miles)
1821 Pacific Coast Hwy offers scale at 100 units in a supply-constrained, high-income beach submarket where elevated ownership costs underpin steady multifamily demand. Based on CRE market data from WDSuite, the surrounding neighborhood shows above-average occupancy, strong amenity access for daily needs, and top-tier school scores, all of which align with durable renter appeal and pricing discipline.
The 1972 vintage suggests a clear value-add path: modernize interiors and building systems to compete more effectively with newer deliveries while preserving the location advantage. Within a 3-mile radius, population is stable, households are projected to increase with smaller average household size, and rent levels have trended upward—factors that typically support a larger tenant base and occupancy stability. Investors should also monitor modest softening in neighborhood occupancy and calibrate underwriting for capital planning and rent-to-income affordability management.
- High-cost ownership market supports sustained renter reliance and retention
- 100-unit scale with ~768 sq ft average unit size enables operational efficiency
- Amenity-rich area and top school ratings bolster leasing and renewal outcomes
- 1972 vintage presents actionable value-add and systems modernization upside
- Risks: limited parks/childcare locally, potential affordability pressure, and capex needs