| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 37th | Fair |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11311 Firmona Ave, Inglewood, CA, 90304, US |
| Region / Metro | Inglewood |
| Year of Construction | 1972 |
| Units | 30 |
| Transaction Date | 2010-07-20 |
| Transaction Price | $2,550,000 |
| Buyer | Edward R Skebe Living |
| Seller | Firmona Street Partnership |
11311 Firmona Ave Inglewood 30-Unit Multifamily
Neighborhood occupancy is elevated and renter demand is deep relative to the metro, according to CRE market data from WDSuite, supporting stable operations for a 30-unit asset in a high-cost ownership area. Strong amenity access and transit-friendly urban context further underpin leasing durability.
Situated in Inglewood’s Urban Core, the neighborhood scores A- overall and ranks 340 out of 1,441 Los Angeles metro neighborhoods — placing it in the top quartile locally. Amenity access is a notable strength (high national percentiles for restaurants, groceries, parks, and pharmacies), which tends to support day-to-day livability and renter retention. Average school ratings sit below national medians, which may influence family renter preferences and should be reflected in leasing strategy.
Multifamily fundamentals are supportive: neighborhood occupancy is high and has edged up over the past five years, while the share of housing units that are renter-occupied is substantial. This level of renter concentration signals a broad tenant base and durable demand for professionally managed apartments, though it also calls for disciplined lease management and resident services.
The building’s 1972 construction is newer than the neighborhood’s average vintage (1962). That relative youth can be competitive versus older stock, yet investors should budget for targeted system upgrades and common-area/finish refreshes to keep pace with renter expectations and to capture value-add upside where feasible.
Within a 3-mile radius, demographics show recent population softness but rising incomes and a shift toward smaller households in the forecast period. Projections indicate households increase even as average household size declines, suggesting more individual renters entering the market and a potentially larger tenant base. Elevated home values relative to incomes define a high-cost ownership market, which can reinforce reliance on multifamily rentals and support pricing power when paired with careful affordability and retention monitoring.
Safety indicators are mixed and should be evaluated within a metro context. The neighborhood ranks 927 out of 1,441 Los Angeles metro neighborhoods on overall crime, which is below the metro median, and sits near the national midpoint by percentile. Property-related incidents track comparatively better (stronger national percentile), while violent-offense measures trend closer to national averages with some recent volatility. For underwriting, many owners budget for lighting, access control, and vendor coordination to support resident comfort and asset performance.
Nearby corporate offices span consumer products, airlines, and technology, providing a broad employment base that supports renter demand and commute convenience for workforce households. The list below reflects the closest anchors likely to influence leasing and retention.
- Mattel — consumer products (2.1 miles) — HQ
- Southwest Airlines Counter — airline operations (2.8 miles)
- Symantec — cybersecurity (4.3 miles)
- Microsoft Offices The Reserves — technology offices (5.0 miles)
- Activision Blizzard — video games (8.2 miles) — HQ
This 30-unit asset benefits from neighborhood fundamentals that favor multifamily: high occupancy, strong amenity access, and a renter-heavy housing stock that deepens the tenant base. Elevated ownership costs relative to incomes in the area tend to sustain reliance on rentals, supporting lease-up and retention when apartments are well maintained and appropriately positioned. According to CRE market data from WDSuite, neighborhood occupancy trends remain above metro medians, reinforcing an income stability thesis at the submarket level.
Constructed in 1972, the property is newer than the area’s average vintage, offering competitive positioning versus older stock while still presenting selective value-add opportunities through modernization of systems and finishes. Within a 3-mile radius, forward-looking metrics point to smaller household sizes and an increase in households even as population growth is muted, which can expand the renter pool and bolster demand for professionally managed apartments. Investors should also plan for prudent security measures and affordability-aware leasing given local safety readings and rent-to-income dynamics.
- Elevated neighborhood occupancy and deep renter-occupied housing share support durable leasing
- High-cost ownership market underpins renter reliance and pricing power with disciplined lease management
- 1972 vintage offers competitive positioning with targeted renovation and system upgrades for value-add
- Amenity-rich Urban Core location aids retention and day-to-day livability
- Risks: below-median school ratings and mixed safety metrics warrant calibrated underwriting and on-site security investments