| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 77th | Best |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15811 Alicante Rd, La Mirada, CA, 90638, US |
| Region / Metro | La Mirada |
| Year of Construction | 1995 |
| Units | 100 |
| Transaction Date | 2015-08-31 |
| Transaction Price | $14,350,000 |
| Buyer | 15811 East Alicant Road, LP |
| Seller | SA Vista Alicante LP, Other, Casa Major, Inc., PCraicseh/ uEnqitu aivnadle /nsft |
15811 Alicante Rd, La Mirada CA Multifamily Investment
Neighborhood occupancy trends sit in the top quintile nationally, supporting steady leasing and retention potential, according to WDSuite’s CRE market data.
Positioned in La Mirada’s inner-suburban fabric of the Los Angeles-Long Beach-Glendale metro, the neighborhood posts an occupancy rate that is in the top quintile nationally and competitive among 1,441 metro neighborhoods, signaling durable tenant demand at the neighborhood level rather than the individual property. Median contract rents in the neighborhood track above most U.S. areas, while rent-to-income metrics indicate manageable affordability pressure, which can support lease stability.
Local amenity mix is thin within the immediate neighborhood cluster (limited cafes, parks, and pharmacies), but grocery access is comparatively strong versus national norms (around the 80th percentile). Investors should view this as a trade-off: day-to-day necessities are close, yet some lifestyle conveniences may require short drives to nearby corridors. School ratings are not available in this dataset; investors may wish to underwrite conservatively until third-party school data is confirmed.
Home values in the neighborhood are elevated (near the 96th percentile nationally) with a value-to-income ratio around the 98th percentile. In high-cost ownership markets, multifamily can benefit from sustained renter reliance on apartments, supporting demand depth and pricing power without implying barriers to ownership.
Within a 3-mile radius, demographics show a modest population dip alongside a slight increase in households and a trending reduction in average household size, pointing to a stable-to-expanding renter pool over time. The share of housing units that are renter-occupied in the neighborhood is lower (about three in ten), but the broader 3-mile market supports a larger base of renters, which matters for leasing reach and renewals. Based on multifamily property research from WDSuite, forward-looking household growth in the area suggests a larger tenant base that can support occupancy stability.
Vintage context: the property was built in 1995, newer than the neighborhood’s average 1980 construction year. This typically provides relative competitiveness versus older stock, while still warranting selective modernization and systems updates as part of capital planning.
Neighborhood safety indicators compare favorably to national averages, with violent-offense measures around the top 30% safest nationally and property-offense measures near mid-to-better national tiers. Recent year-over-year trends show improvement in violent offenses, which supports investor confidence in renter retention and leasing stability without implying block-level guarantees.
Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s overall crime ranking sits above the metro median among 1,441 neighborhoods, positioning it as competitive among peer locations. As always, investors should pair metro-and national-level reads with on-the-ground diligence and standard risk controls.
The area’s employment base blends distribution, communications, aerospace/defense, and corporate services, supporting commute convenience and a stable renter pipeline. Notable nearby employers include LKQ, Time Warner Business Class, International Paper, Raytheon Public Safety RTC, and Edison International.
- LKQ — auto parts distribution (2.8 miles)
- Time Warner Business Class — telecommunications services (4.5 miles)
- International Paper — paper & packaging (5.9 miles)
- Raytheon Public Safety RTC — defense & technology offices (7.3 miles)
- Edison International — utilities & corporate services (11.5 miles) — HQ
The investment case centers on durable renter demand in a high-cost ownership pocket of Los Angeles County, where neighborhood occupancy trends are top-quintile nationally and competitive among 1,441 metro neighborhoods. Elevated home values and a strong value-to-income environment tend to reinforce reliance on multifamily, supporting pricing power while keeping an eye on rent-to-income levels for retention management. According to CRE market data from WDSuite, the broader 3-mile area shows households edging higher and average household sizes trending smaller, which typically expands the renter pool and supports occupancy stability.
The 1995 construction is newer than the neighborhood’s average vintage (1980), offering a competitive edge versus older stock and potential to capture demand with targeted renovations or system upgrades. Amenity density within the immediate neighborhood is limited beyond grocery access, so underwriting should account for residents driving to nearby corridors for lifestyle services.
- Neighborhood occupancy in the top national tiers and competitive among 1,441 metro neighborhoods supports leasing stability
- High-cost ownership market reinforces multifamily demand and potential pricing power
- 1995 vintage offers relative competitiveness with value-add potential through selective modernization
- 3-mile household growth and smaller household sizes point to a larger tenant base over time
- Risk: thinner amenity mix in the immediate neighborhood and modest population softening warrant conservative underwriting