| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 60th | Good |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 845 W Beach Ave, Inglewood, CA, 90302, US |
| Region / Metro | Inglewood |
| Year of Construction | 1989 |
| Units | 26 |
| Transaction Date | 2007-04-30 |
| Transaction Price | $4,030,000 |
| Buyer | MITTAL ADRIANA |
| Seller | 845 W BEACH LLC |
845 W Beach Ave, Inglewood CA — 26-Unit Multifamily Investment
Renter demand is supported by a high renter-occupied housing base in the surrounding neighborhood and steady low-90s occupancy, according to WDSuite s CRE market data. The asset s urban-core location offers daily-needs convenience that can aid retention and leasing.
This Urban Core neighborhood scores A- overall (ranked 252 out of 1,441 Los Angeles metro neighborhoods), placing it in the top quartile locally for overall fundamentals. Daily-needs access is a strength: grocery, restaurant, and cafe densities sit in high national percentiles, and overall amenity access ranks 264 out of 1,441, which is also top quartile among metro peers. Limited pharmacy presence is a noted gap.
The property s 1989 vintage is newer than the neighborhood s average construction year (1974). That relative youth can provide a competitive edge versus older stock, while still leaving room for targeted modernization and systems upgrades to support rent positioning and operating efficiency.
Housing tenure patterns indicate a deep renter base: the neighborhood shows an elevated share of renter-occupied units (near the top of the national distribution), which supports multifamily leasing depth and occupancy stability. Within a 3-mile radius, households have grown recently and are projected to increase further by 2028, with smaller average household sizes expected factors that typically expand the renter pool and support steady absorption.
Ownership costs are high relative to incomes (value-to-income sits near the top of national percentiles), reinforcing renter reliance on multifamily housing and supporting pricing power when paired with effective lease management. School quality is comparatively weak (low average ratings versus national peers), which can temper appeal for some family renters and should be reflected in positioning and amenity strategy.
Safety trends are mixed but improving. Based on comparative metrics, the neighborhood sits around the 67th percentile for safety nationally and is competitive among Los Angeles neighborhoods. Recent year-over-year estimates indicate notable declines in both property and violent offenses, suggesting momentum in the right direction. Conditions can vary by block and over time, so investors should underwrite to submarket-level patterns rather than isolated snapshots.
Proximity to major corporate offices underpins a steady commuter renter base and supports retention. Notable employers within an easy drive include technology, entertainment, and consumer brands featured below.
- Symantec corporate offices (1.7 miles)
- Southwest Airlines Counter airline services (2.8 miles)
- Microsoft Offices The Reserves technology offices (3.5 miles)
- Mattel consumer products (4.0 miles) HQ
- Activision Blizzard entertainment & gaming (6.0 miles) HQ
845 W Beach Ave offers a 26-unit footprint in an amenity-rich Urban Core pocket that ranks in the top quartile among 1,441 Los Angeles metro neighborhoods. Neighborhood NOI per unit sits in the upper national percentiles, and occupancy in the low-90s provides a stable baseline for operations. Elevated ownership costs relative to income support sustained renter demand, while an above-average renter concentration deepens the tenant base.
Built in 1989, the asset is newer than much of the surrounding stock, creating room to capture value through targeted renovations and operational upgrades rather than full-scale repositioning. Within a 3-mile radius, WDSuite s commercial real estate analysis indicates ongoing household growth and a shift toward smaller household sizes, both of which typically expand the renter pool and support occupancy stability and pricing power.
- Top-quartile neighborhood fundamentals in the Los Angeles metro support durable demand
- 1989 vintage offers competitive positioning versus older stock with value-add upside
- High ownership costs reinforce renter reliance, aiding rent integrity and retention
- Household growth within 3 miles points to a larger tenant base over the medium term
- Risks: lower school ratings and some submarket variability warrant conservative underwriting