| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 47th | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20734 Seine Ave, Lakewood, CA, 90715, US |
| Region / Metro | Lakewood |
| Year of Construction | 1990 |
| Units | 26 |
| Transaction Date | 1999-06-07 |
| Transaction Price | $326,500 |
| Buyer | M & M ASSET MANAGEMENT LLC |
| Seller | KUO HAI M |
20734 Seine Ave, Lakewood CA Multifamily Investment
Neighborhood occupancy is strong with stable renter demand, according to WDSuite’s CRE market data, and the 1990 vintage positions this 26-unit asset competitively versus older local stock.
Situated in Lakewood within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates B+ and is competitive among 1,441 metro neighborhoods (ranked 380), indicating balanced fundamentals for long-term multifamily performance. Neighborhood occupancy is high and has trended upward in recent years, supporting leasing stability and retention.
Daily needs are well-covered: parks access ranks in the top quartile nationally (99th percentile), with grocery, restaurant, cafe, and childcare density also testing above national medians (roughly mid-80s to low-90s percentiles). Pharmacy options are comparatively limited in the immediate area. Overall amenity access ranks 328 out of 1,441 metro neighborhoods (top quartile locally), providing convenience that supports renter satisfaction.
The area skews slightly newer than much of Los Angeles County’s older housing stock, with the average construction year near the late-1970s. With a 1990 construction year, this asset is newer than the neighborhood average, which can reduce near-term capital needs while leaving room for selective upgrades and value-add repositioning as systems age.
Within a 3-mile radius, demographic statistics show households have grown modestly over the last five years and are projected to increase meaningfully through 2028 alongside smaller household sizes. This points to a larger tenant base and more renters entering the market, supporting occupancy stability. Median home values track high for the region, and rents sit at the higher end locally; together with a renter-occupied share near half of units in the neighborhood, these dynamics reinforce multifamily demand while requiring disciplined lease management to sustain pricing power.
Safety indicators are mixed. Compared with neighborhoods nationwide, overall safety sits below national averages (national percentiles around the mid-40s), and the neighborhood’s crime rank places it below the metro median (941 out of 1,441). However, property offenses have improved notably year over year, with a strong downward trend relative to peers, while violent-offense measures remain weaker than national norms. Investors should underwrite to these trends with appropriate security and operational strategies.
Nearby employers span telecom services, packaging and distribution, auto parts, industrial gases, and managed care. This mix supports local renter demand through diversified employment and convenient commutes.
- Time Warner Business Class — telecom services (2.2 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (4.1 miles)
- LKQ — auto parts distribution (5.3 miles)
- Airgas — industrial gases (5.9 miles)
- Molina Healthcare — managed care (8.7 miles) — HQ
This 26-unit, 1990-vintage property benefits from high neighborhood occupancy, a renter base supported by diversified nearby employers, and strong amenity access that outperforms many Los Angeles metro peers. Elevated home values and solid household incomes in the 3-mile radius underpin sustained reliance on rental housing, aiding retention and lease stability. Based on commercial real estate analysis from WDSuite, neighborhood rents sit toward the higher end locally, which favors disciplined operations and targeted upgrades over speculative growth assumptions.
Relative to the neighborhood’s older average vintage, 1990 construction offers competitive positioning versus older stock while leaving room for value-add through modernization. Forward-looking demographic patterns—most notably a projected increase in households alongside smaller household sizes—suggest continued depth of demand that can support occupancy and prudent rent growth management.
- High neighborhood occupancy and competitive amenity access support leasing stability
- 1990 vintage is newer than local average, enabling targeted value-add versus older stock
- Diversified nearby employers provide a steady renter base and commute convenience
- Elevated ownership costs reinforce multifamily demand and tenant retention potential
- Risks: safety metrics below national norms and limited pharmacy access call for thoughtful operations