| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 32nd | Poor |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 812 S Osage Ave, Inglewood, CA, 90301, US |
| Region / Metro | Inglewood |
| Year of Construction | 2011 |
| Units | 20 |
| Transaction Date | 2004-10-29 |
| Transaction Price | $800,000 |
| Buyer | PATH VILLAS OSAGE APARTMENTS LP |
| Seller | A T H P |
812 S Osage Ave Inglewood Multifamily Investment
Positioned in an urban core area with strong renter concentration and steady neighborhood occupancy, this 20-unit asset benefits from durable tenant demand, according to WDSuite’s CRE market data.
Located in Inglewood within the Los Angeles-Long Beach-Glendale metro, the neighborhood posts a B- rating and performs above the metro median on several renter-demand fundamentals. Restaurant density sits in the top quartile nationally, and parks and grocery access also rank strong, supporting day-to-day livability for residents and reducing leakage to other submarkets.
Renter-occupied share in the neighborhood is high, indicating a deep tenant base and consistent leasing velocity. Neighborhood occupancy trends are slightly above national medians, though below the metro median, suggesting stable demand with room for asset-level differentiation through management and amenities. Median asking rents in the area have grown over the past five years, and neighborhood NOI per unit is competitive among Los Angeles metro neighborhoods based on CRE market data from WDSuite.
Amenity access is mixed: restaurants, parks, childcare, and grocery stores score in the national top decile, while cafes and pharmacies are comparatively sparse. For family renters, average school ratings are weaker than national norms, which can influence unit mix positioning and marketing but does not preclude workforce demand given the neighborhood’s urban core profile.
The property’s 2011 construction is newer than the neighborhood’s average vintage from the mid-1960s, offering competitive positioning versus older stock. Investors should still plan for normal mid-life system updates and potential light renovations to keep finishes and building systems aligned with renter expectations.
Within a 3-mile radius, population has modestly contracted in recent years while household counts have held roughly flat, indicating smaller household sizes and a steady renter pool. Forward-looking projections call for household growth and income gains through 2028, which would expand the local tenant base and support occupancy stability. Elevated area home values relative to incomes point to a high-cost ownership market, which can sustain reliance on multifamily rentals and aid lease retention.
Neighborhood safety indicators are comparatively favorable versus many urban core areas in the region. By national comparison, recent metrics place the area in the top quartile for overall safety, with property offense measures performing particularly well and violent offense rates trending down year over year, according to WDSuite s CRE market data.
Investors should evaluate block-level conditions during due diligence, but current trends suggest an improving backdrop that can support resident retention and consistent leasing in line with broader Los Angeles metro patterns.
Proximity to major employers anchors local renter demand by shortening commutes and supporting workforce housing dynamics. Nearby employment nodes include Southwest Airlines Counter, Symantec, Mattel, Microsoft Offices The Reserves, and Activision Blizzard.
- Southwest Airlines Counter — air travel operations (3.27 miles)
- Symantec — cybersecurity (3.47 miles)
- Mattel — toys & consumer products (3.53 miles) — HQ
- Microsoft Offices The Reserves — software offices (4.91 miles)
- Activision Blizzard — interactive entertainment (7.68 miles) — HQ
812 S Osage Ave offers a 2011-vintage, 20-unit footprint in an urban core neighborhood with strong renter concentration and broadly stable occupancy. Relative to the local stock, the asset’s newer construction provides competitive positioning versus older properties, while the high-cost ownership landscape supports sustained multifamily reliance and potential lease retention. According to CRE market data from WDSuite, neighborhood performance sits slightly above national medians on occupancy, with restaurant, park, and grocery access ranking in the national top decile—factors that can underpin demand.
Within a 3-mile radius, households are expected to grow alongside rising incomes through 2028, expanding the renter pool and supporting revenue durability. The employment base within an 8-mile radius spans aviation, cybersecurity, toys, software, and gaming headquarters/offices, reinforcing commute convenience and tenant demand. Primary risks include weaker school scores and uneven amenity categories (limited cafes/pharmacies), making asset-level programming and marketing strategy important to capture target renter segments.
- 2011 vintage competes well against older neighborhood stock while allowing targeted value-add and mid-life system planning.
- High renter-occupied share and steady neighborhood occupancy support leasing stability and tenant retention.
- Strong access to restaurants, parks, and groceries (top-decile nationally) enhances livability and broadens demand.
- Diverse nearby employers, including multiple headquarters, deepen the local workforce renter pool.
- Risks: below-average school ratings and thinner cafe/pharmacy presence; underwriting should account for positioning and leasing strategy.