| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 51st | Fair |
| Amenities | 30th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11555 216th St, Lakewood, CA, 90715, US |
| Region / Metro | Lakewood |
| Year of Construction | 1972 |
| Units | 71 |
| Transaction Date | 2005-01-03 |
| Transaction Price | $9,400,000 |
| Buyer | 2444 ORANGETHORPE PROPERTIES LLC |
| Seller | SARVER CARLSON BUILDERS |
11555 216th St, Lakewood CA — 71-Unit Multifamily in LA County
Stabilized renter demand and high neighborhood occupancy suggest durable income potential, according to WDSuite’s CRE market data, with positioning that benefits from Los Angeles metro fundamentals.
Lakewood sits within the Los Angeles-Long Beach-Glendale metro, offering access to employment corridors while maintaining suburban-scale convenience. Neighborhood occupancy trends are a notable strength: the area’s occupancy ranks in the top quartile among 1,441 metro neighborhoods and trends above national norms, supporting income stability and lower downtime between turns.
Everyday needs are well covered by grocers and restaurants, with neighborhood grocery density and dining options comparing favorably versus national benchmarks, while cafes and parks are less concentrated within the immediate area. Schools in the broader area average around the national median to slightly above, which can help with retention for family renters without commanding top-tier school premiums.
The property’s 1972 vintage is older than the neighborhood’s average construction year (1987), pointing to value-add and capital planning opportunities around interiors, building systems, and curb appeal. This positioning can be competitive against newer stock if renovations target renter preferences and durability.
Tenure patterns indicate a meaningful renter-occupied share at the neighborhood level, reinforcing depth in the tenant base and supporting leasing velocity for multifamily assets. Within a 3-mile radius, demographic data shows steady household counts and a projected increase in households by 2028, which should expand the renter pool and support occupancy.
Home values in the neighborhood test high relative to national percentiles, and rent levels track toward the upper range for comparable areas. In investor terms, a high-cost ownership landscape tends to sustain reliance on multifamily housing, while rent-to-income levels suggest that thoughtful lease management can balance pricing power with retention.
Neighborhood safety indicators are mixed. Relative to the Los Angeles-Long Beach-Glendale metro, the crime rank places the area in a weaker cohort (ranked 989 among 1,441 neighborhoods), and national positioning is below the median. This implies investors should underwrite with pragmatic assumptions around security, lighting, and operational oversight.
Recent trends show nuance: property offense rates have improved year over year, placing the area above many neighborhoods nationwide for improvement momentum, while the violent offense trend moved unfavorably in the last year. For underwriting, this argues for measured operating reserves and continued monitoring of trend data rather than block-level conclusions.
Proximity to a diversified employment base supports renter demand and commute convenience, anchored by telecommunications, packaging, industrial gases, auto parts distribution, and defense-related offices nearby.
- Time Warner Business Class — telecommunications (2.9 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (4.2 miles)
- Airgas — industrial gases (5.8 miles)
- LKQ — auto parts distribution (6.0 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (6.8 miles)
This 71-unit asset in Lakewood benefits from a high-occupancy neighborhood backdrop and a renter base supported by elevated ownership costs in Los Angeles County. According to CRE market data from WDSuite, neighborhood occupancy trends sit in the top tier locally and above national norms, which can underpin income stability and reduce leasing downtime. The area’s grocery and dining access compares favorably against national baselines, while schools trend around slightly above the national median—attributes that help with day-to-day livability without requiring top-tier rent premiums.
Built in 1972, the property is older than the neighborhood’s average vintage, pointing to clear value-add and capital planning angles. Within a 3-mile radius, projections show a larger household base and rising incomes over the next five years, suggesting a broader tenant pool and support for occupancy, even as investors should remain disciplined on affordability and lease management.
- High neighborhood occupancy and renter depth support income durability
- 1972 vintage creates value-add potential via interior and systems upgrades
- Elevated ownership costs and strong household incomes reinforce multifamily demand
- Livability advantages (grocery and dining access) aid retention without top-tier school premiums
- Risks: mixed safety trends and capex needs warrant prudent reserves and security planning