| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 63rd | Good |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16000 Grayville Dr, La Mirada, CA, 90638, US |
| Region / Metro | La Mirada |
| Year of Construction | 2002 |
| Units | 122 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16000 Grayville Dr La Mirada Multifamily Opportunity
Neighborhood occupancy is strong and broadly stable, and elevated ownership costs in Los Angeles County help sustain renter demand, according to WDSuite s CRE market data.
Located in La Mirada s inner-suburban fabric of the Los Angeles metro, the neighborhood posts a B rating and sits above the metro median (rank 624 of 1,441). Groceries, restaurants, and parks are well represented, with neighborhood access ranking in the top national percentiles for those categories, while cafes and pharmacies are comparatively sparse. Average school ratings trend modest (around 3.0/5, 61st percentile nationally), which can still support stable family-oriented tenancy.
For investors, neighborhood occupancy measures are solid (neighborhood-level occupancy, not property-specific, is in the upper national quartiles), supporting leasing resilience and renewal potential. Median contract rents in the area trend higher than many U.S. submarkets, while the local rent-to-income ratio remains manageable, suggesting room for disciplined revenue management rather than aggressive pricing.
Three-mile demographics indicate a large, diversified tenant base: total population is essentially flat over the past five years, but households have increased and are projected to grow further through 2028 as average household size declines. This pattern typically broadens the renter pool and supports occupancy stability. Median and mean household incomes have risen meaningfully over the last five years and are projected to continue increasing, reinforcing capacity for rent growth and class B/C+ demand capture.
Home values in the neighborhood rank in the top few percentiles nationally and the value-to-income ratio is similarly elevated. In a high-cost ownership market like this, many households rely on multifamily rentals longer, which can bolster tenant retention and sustain demand across cycles. The property s 2002 vintage is newer than the neighborhood s average construction year (1989), providing relative competitiveness versus older stock; investors should still plan for ongoing system updates and selective modernization to maintain positioning.
Safety signals are mixed and should be framed at the neighborhood level rather than the property. Relative to the 1,441 Los Angeles metro neighborhoods, the neighborhood s overall crime rank sits around the metro middle. Nationally, violent offense rates benchmark slightly better than average (mid-50s percentile), and recent year trends indicate a notable decline in violent incidents, which is encouraging for long-term stability.
Property-related offenses, however, benchmark below the national median (around the 25th percentile nationwide). Investors should underwrite standard security measures and loss-prevention practices, and monitor local trendlines over the next few leasing cycles to validate continued improvement.
The surrounding employment base mixes industrial, telecom, aerospace/defense, and packaging operations, supporting a steady workforce renter pool with short commutes. Notable nearby employers include LKQ, Time Warner Business Class, International Paper, Raytheon Public Safety RTC, and United Technologies.
- LKQ d auto parts distribution (2.9 miles)
- Time Warner Business Class d telecom services (5.2 miles)
- International Paper d packaging (5.5 miles)
- Raytheon Public Safety RTC d defense & training (7.3 miles)
- United Technologies d aerospace & defense (7.5 miles)
16000 Grayville Dr offers scale at 122 units with a 2002 vintage that competes well against an older neighborhood stock, supporting leasing velocity and renewal capture with targeted modernization. Neighborhood occupancy is healthy (neighborhood measure, not property-specific), and a high-cost ownership environment in Los Angeles County tends to sustain multifamily reliance, reinforcing demand depth and pricing power through cycles.
Within a 3-mile radius, household counts have grown and are projected to rise further even as average household size declines, implying a larger pool of renter households. Income levels have increased and are expected to continue trending upward alongside forecast rent growth, which can support disciplined rent strategies and steady NOI. At the same time, investors should account for mixed safety benchmarks and modest amenity gaps (notably limited cafes and pharmacies) when planning operations and retention initiatives, based on WDSuite s commercial real estate analysis.
- 2002 vintage outperforms older neighborhood stock; plan selective upgrades to sustain competitive position.
- Strong neighborhood occupancy and high-cost ownership market support renter reliance and renewal potential.
- 3-mile household growth and rising incomes expand the renter base and support revenue management.
- Proximity to diversified employers underpins workforce housing demand and leasing stability.
- Risks: mixed safety benchmarks and thinner cafe/pharmacy amenity coverage warrant proactive operations.