| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 20th | Poor |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 518 W Queen St, Inglewood, CA, 90301, US |
| Region / Metro | Inglewood |
| Year of Construction | 1973 |
| Units | 49 |
| Transaction Date | 2002-07-05 |
| Transaction Price | $3,380,000 |
| Buyer | HERNANDEZ HAROLD U |
| Seller | NORDSTROM GORDON J |
518 W Queen St Inglewood multifamily with durable renter base
Neighborhood data point to a deep renter pool and an ownership market with elevated home values that supports sustained multifamily demand, according to WDSuite s CRE market data.
518 W Queen St sits in an Urban Core pocket of Inglewood where renter-occupied housing is a defining feature. The neighborhood s renter concentration is high (renter-occupied share ranks competitive nationally), signaling a broad tenant base and consistent leasing needs for workforce and mid-market properties. While neighborhood occupancy hovers near national norms, it ranks below the Los Angeles metro median among 1,441 neighborhoods, suggesting leasing results may be more operator-dependent than in tighter submarkets.
Amenity access is mixed: grocery availability is a relative strength (top national percentile band), and restaurants are dense by national standards, while cafes and pharmacies are sparse. Parks coverage ranks in a strong national band, which can enhance day-to-day livability for residents. Average school ratings trail national norms, which investors should factor into marketing and tenant segmentation rather than relying on family-driven demand.
Ownership costs are elevated for the area (home values sit in a high national percentile and the value-to-income ratio is among the highest bands nationwide). In practice, that sustains reliance on rental housing and can support pricing power and retention, particularly for well-managed assets with updated finishes and solid service levels. Rent-to-income signals point to some affordability pressure, so lease management and amenity-value calibration remain important.
Within a 3-mile radius, recent trends show modest population softness but stability in household counts, with WDSuite data indicating households are projected to grow over the next five years as average household size edges lower. For multifamily, that typically expands the renter pool and supports occupancy stability even if population growth is not outsized at the neighborhood level.
Safety indicators are mixed relative to both the Los Angeles metro and national benchmarks. The neighborhood s crime rank sits in the midpack locally (measured against 1,441 metro neighborhoods), translating to performance near the metro average rather than top-tier. Nationally, overall safety lands modestly above the median percentile band.
Recent trend signals diverge: property offense estimates improved meaningfully over the last year and rank in a favorable national band, while violent offense trend indicators weakened from a low base. For underwriting, this argues for standard urban-core operating practices lighting, access control, and engagement with local security resources rather than assuming either persistent improvement or deterioration.
Nearby corporate offices anchor a diverse employment base that supports commute convenience and leasing resilience for workforce and professional tenants. The list below highlights technology, entertainment, and transportation employers within a short drive that can influence renter demand in this part of Inglewood.
- Symantec technology offices (2.3 miles)
- Southwest Airlines Counter airline operations (2.3 miles)
- Mattel consumer products (3.3 miles) HQ
- Microsoft Offices The Reserves technology offices (3.6 miles)
- Activision Blizzard gaming & entertainment (6.4 miles) HQ
Built in 1973, the property offers a classic value-add profile in an Urban Core neighborhood with strong renter concentration and an ownership market characterized by elevated home values. That combination can sustain demand depth, while modest neighborhood occupancy relative to the Los Angeles metro median suggests outcomes will reward capable operations and targeted renovations. According to CRE market data from WDSuite, grocery and restaurant density compares well nationally, which helps day-to-day livability even as school quality trails broader benchmarks.
At the 3-mile level, household counts are projected to increase as average household size trends lower, expanding the renter pool over the medium term. For a 49-unit asset, practical upside comes from thoughtful capital planning modernizing interiors, common areas, and systems to compete effectively against older stock paired with disciplined lease management to navigate affordability pressure.
- High renter-occupied share supports a deeper tenant base and sustained leasing.
- Elevated home values locally reinforce reliance on rental housing and pricing power potential.
- 1973 vintage provides value-add and modernization opportunities to outperform older comparables.
- Amenity mix (strong groceries/restaurants) enhances livability despite weaker school ratings.
- Risks: neighborhood occupancy sits below the metro median and safety trends are mixed; returns depend on execution and expense control.