| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 23rd | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11128 S Osage Ave, Inglewood, CA, 90304, US |
| Region / Metro | Inglewood |
| Year of Construction | 1992 |
| Units | 21 |
| Transaction Date | 2016-09-27 |
| Transaction Price | $715,000 |
| Buyer | SUN SAGE HOMES LP |
| Seller | OSAGE APARTMENTS LIMITED PARTNERSHIP |
11128 S Osage Ave Inglewood Multifamily Investment
Neighborhood occupancy remains elevated and renter demand is deep, according to WDSuite s CRE market data, supporting stable operations for a 21-unit asset in this Los Angeles urban core location.
This Urban Core neighborhood in Inglewood offers daily conveniences and commuter connectivity that underpin renter appeal. Grocery options are dense (high national percentile), and cafes and restaurants are prevalent, contributing to foot traffic and neighborhood vitality. School quality trends near the metro middle, and parks are accessible, giving a balanced livability profile for workforce housing.
At the neighborhood level, occupancy is strong and has trended up over the past five years, indicating durable demand and supporting income stability for multifamily. Renter-occupied housing is a dominant share of units locally, pointing to a broad tenant pool and depth for leasing. Home values are elevated relative to national norms, which tends to reinforce reliance on multifamily rentals and can support pricing power when managed carefully.
Vintage context matters: the average construction year in the neighborhood skews mid-century, while the subject property was built in 1992. That relative youth versus older stock can be a competitive advantage in tenant appeal and operating efficiency, while still leaving room for targeted modernization to lift rents and reduce turnover.
Demographic statistics are aggregated within a 3-mile radius. The area has seen modest population softening recently with projections for a slight further dip, while households are expected to increase and average household size to edge down. This shift suggests smaller households and a potentially expanding renter pool, which supports occupancy stability and unit-mix strategies. Median incomes have risen meaningfully in recent years, and median asking rents have also advanced, underscoring active demand; investors should monitor rent-to-income levels to balance renewal health and leasing velocity. These dynamics align with regional commercial real estate analysis patterns, based on WDSuite s market data.
Safety indicators in this neighborhood trail national benchmarks, with violent and property offense measures below the national median. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood s crime rank falls in the lower tier among 1,441 neighborhoods, signaling that investors should budget for standard security measures (lighting, access controls, and resident engagement) and emphasize professional management to support retention.
Recent data show property offense rates easing year over year, which is a constructive directional signal, while violent offense trends ticked up modestly. Framing safety in comparative terms helps set expectations: performance remains below national percentiles, but the trend mix is nuanced. Ongoing monitoring and property-level design choices can help mitigate risk without overreaching block-level claims.
Nearby employers span entertainment, technology, and aviation services, supporting a diverse renter base and commute-friendly leasing. Employers highlighted below reflect demand drivers accessible from the property: Mattel, Southwest Airlines, Symantec, Microsoft, and Activision Blizzard.
- Mattel — consumer products (2.8 miles) — HQ
- Southwest Airlines Counter — aviation services (3.3 miles)
- Symantec — cybersecurity offices (4.5 miles)
- Microsoft Offices The Reserves — technology offices (5.4 miles)
- Activision Blizzard — interactive entertainment (8.5 miles) — HQ
11128 S Osage Ave is a 21-unit asset built in 1992, comparatively newer than much of the surrounding mid-century stock. That relative vintage can support tenant appeal and operating efficiency while leaving room for targeted value-add to modernize interiors and common areas. At the neighborhood level, occupancy is high and renter concentration is substantial, indicating a deep tenant base and potential for steady leasing. Elevated ownership costs in the area tend to sustain rental demand and can support pricing power when renewals are managed against rent-to-income considerations.
Within a 3-mile radius, recent trends point to a modest population dip but growth in household counts and rising incomes, implying smaller household sizes and potential renter pool expansion. Median rents have advanced alongside income gains, supporting revenue prospects if paired with disciplined expense control. According to CRE market data from WDSuite, these dynamics are consistent with metro patterns in urban Los Angeles neighborhoods, suggesting durable demand with prudent attention to affordability and safety management.
- 1992 construction offers competitive positioning versus older local stock with targeted renovation upside
- Strong neighborhood occupancy and high renter-occupied share support leasing stability
- Elevated home values reinforce multifamily demand and potential pricing power with careful lease management
- 3-mile household growth and rising incomes point to a larger tenant base and retention potential
- Risks: below-national safety percentiles and affordability pressure (rent-to-income) require active management and security planning