| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 47th | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20600 Seine Ave, Lakewood, CA, 90715, US |
| Region / Metro | Lakewood |
| Year of Construction | 1980 |
| Units | 41 |
| Transaction Date | 2006-05-18 |
| Transaction Price | $5,900,000 |
| Buyer | NOI HOLDINGS 10 LLC |
| Seller | LAKEWOOD GARDENS LP |
20600 Seine Ave, Lakewood CA Multifamily Opportunity
Neighborhood occupancy is strong and stable, supporting durable cash flow potential for a 41-unit asset, according to WDSuite’s CRE market data. Renter demand is reinforced by a high-cost ownership market in Lakewood and broader Los Angeles County.
This Urban Core neighborhood in the Los Angeles-Long Beach-Glendale metro carries a B+ rating and shows steady renter demand. Neighborhood occupancy is high and above the metro median among 1,441 neighborhoods, with performance also in the top quintile nationally, signaling support for lease-up and retention for multifamily operators, based on CRE market data from WDSuite.
Daily needs are well covered: grocery and dining options score in the higher national percentiles (groceries around the 91st and restaurants near the 87th percentile), with cafes also strong (about the 88th percentile). Park access stands out in the top quartile nationally (99th percentile), which enhances livability. The absence of nearby pharmacies in the dataset is a local services gap to monitor for resident convenience.
The share of housing units that are renter-occupied is approximately half, indicating a deep tenant base and broad familiarity with multifamily housing in the immediate area. Median home values rank in the low-90s percentiles nationally and the value-to-income ratio is high relative to the nation, pointing to a high-cost ownership market that tends to sustain reliance on rentals. At the same time, a rent-to-income ratio around 0.23 (lower national percentile) suggests comparatively manageable rent burdens, which can aid lease retention.
Within a 3-mile radius, demographic statistics indicate essentially flat population trends alongside a modest increase in households and a gradual shift toward smaller average household sizes. This mix typically supports multifamily demand by expanding the renter pool even when overall population growth is moderate. Average school ratings are around the national median, which is serviceable for a broad renter profile but may not be a differentiator for family-oriented leasing.
Safety indicators are mixed when benchmarked against metro and national patterns. Compared with 1,441 Los Angeles metro neighborhoods, the neighborhood sits below the metro average on overall crime rank, and nationally it aligns closer to mid-pack (around the 44th percentile). Property offense rates trend favorable, with a year-over-year decline that sits in a strong national improvement percentile, while violent offense levels are weaker nationally (low percentile) and should be underwritten conservatively.
For investors, the key takeaway is directional improvement in property crime alongside softer violent crime comparisons. Monitoring multi-year trends and engaging in standard security measures can help support resident retention and operational stability.
Proximity to diversified employers supports workforce housing demand and commute convenience, notably in telecommunications, packaging, auto parts distribution, beverages, and healthcare services.
- Time Warner Business Class — telecommunications (2.1 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (4.2 miles)
- LKQ — auto parts distribution (5.1 miles)
- Coca-Cola Downey — beverages (6.9 miles)
- Molina Healthcare — healthcare services (8.8 miles) — HQ
20600 Seine Ave offers a mid-sized, 41-unit footprint with average unit sizes near 900 sq. ft., positioned in a neighborhood that posts above-median occupancy among 1,441 Los Angeles metro neighborhoods. According to CRE market data from WDSuite, high neighborhood occupancy and a renter base comprising roughly half of housing units support demand stability. Elevated home values relative to national norms reinforce renter reliance on multifamily, while comparatively manageable rent-to-income levels can aid retention and reduce turnover risk.
Built in 1980, the asset may benefit from targeted modernization and value-add improvements to remain competitive against newer stock, especially given strong local amenity access and park availability that enhance resident appeal. Within a 3-mile radius, household counts have been edging higher with smaller average household sizes, which typically broadens the renter pool and supports occupancy durability over a multi-year hold.
- High neighborhood occupancy above metro median supports lease stability
- High-cost ownership market sustains rental demand and pricing power
- 1980 vintage presents value-add and modernization opportunities
- 3-mile household growth and smaller household sizes expand the renter pool
- Risk: mixed safety indicators and limited pharmacy access warrant underwriting diligence