| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 48th | Fair |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14129 Adoree St, La Mirada, CA, 90638, US |
| Region / Metro | La Mirada |
| Year of Construction | 1989 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14129 Adoree St La Mirada Multifamily Investment
This 75-unit property built in 1989 offers value-add potential in a neighborhood ranking in the top quartile nationally for housing metrics. Neighborhood-level occupancy at 95.1% supports stable cash flow expectations according to CRE market data from WDSuite.
The La Mirada location demonstrates competitive fundamentals within the Los Angeles-Long Beach-Glendale metro, ranking in the top quartile nationally for housing metrics among 1,441 metro neighborhoods. Neighborhood-level occupancy stands at 95.1%, indicating stable demand conditions for multifamily properties. The area maintains 34.3% of housing units as renter-occupied, providing a solid tenant base for rental operations.
Demographics within a 3-mile radius show household income strength with a median of $104,646 and projected growth to $142,668 by 2028. This income trajectory supports rental demand sustainability and potential for measured rent growth. The population of approximately 149,700 residents includes balanced age distribution with 38.5% in the core 35-64 demographic, representing stable employment-age households.
The 1989 construction year positions this property slightly older than the neighborhood average of 2006, creating potential value-add opportunities through strategic capital improvements and unit upgrades. Home values averaging $641,845 with strong appreciation trends reinforce rental demand as elevated ownership costs sustain renter reliance on multifamily housing options.
Rent levels at $1,619 median contract rent reflect the 82nd national percentile, indicating above-average rental rates relative to nationwide markets. The rent-to-income ratio of 20% suggests manageable affordability for tenants, supporting lease retention and renewal stability in normal market conditions.
Safety metrics for this neighborhood position it competitively within the Los Angeles metro area. Property crime rates show improvement with a 36.1% year-over-year decline, ranking in the 78th national percentile for crime reduction trends among neighborhoods nationwide.
Current property offense rates of approximately 260 incidents per 100,000 residents place the area near the middle range among 1,441 metro neighborhoods. Violent crime rates remain moderate at 55 incidents per 100,000 residents, with recent trends showing slight improvement. These metrics support standard property management and security considerations typical for urban core locations.
The surrounding employment base includes established corporate offices within commuting distance, supporting workforce housing demand for the property's tenant profile.
- LKQ — automotive parts distribution (0.7 miles)
- Time Warner Business Class — telecommunications services (3.6 miles)
- International Paper — manufacturing operations (3.8 miles)
- Raytheon Public Safety RTC — defense & aerospace (5.1 miles)
- Edison International — utility services (10.1 miles) — HQ
This 75-unit property presents a value-add opportunity anchored by stable neighborhood fundamentals and income growth projections. The 1989 vintage creates upside potential through strategic renovations while neighborhood-level occupancy at 95.1% demonstrates consistent rental demand. Demographics within a 3-mile radius show household income growth from $104,646 to a projected $142,668 by 2028, expanding the renter pool and supporting measured rent advancement over time.
Commercial real estate analysis indicates the location benefits from top-quartile national housing metrics and competitive positioning within the Los Angeles metro. The neighborhood's 34.3% renter-occupied housing units provide a stable tenant base, while elevated home values averaging $641,845 reinforce rental demand as ownership costs sustain multifamily reliance. Current rent levels at the 82nd national percentile reflect above-average pricing power with manageable affordability ratios supporting tenant retention.
- Neighborhood occupancy at 95.1% demonstrates stable rental demand conditions
- Value-add potential through 1989 vintage property improvements and unit upgrades
- Household income growth projections support rent advancement opportunities
- Top-quartile national housing metrics within established Los Angeles submarket
- Risk consideration: Older vintage requires capital planning for maintenance and improvements