| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 47th | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21222 Pioneer Blvd, Lakewood, CA, 90715, US |
| Region / Metro | Lakewood |
| Year of Construction | 1977 |
| Units | 20 |
| Transaction Date | 2012-08-17 |
| Transaction Price | $3,000,000 |
| Buyer | KENT AVENUE PARTNERSHIP |
| Seller | 21222 FAMILY LIMITED PARTNERSHIP |
21222 Pioneer Blvd Lakewood Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data. Metrics cited below refer to the surrounding neighborhood rather than the property itself.
The property sits in an Urban Core pocket of Lakewood that ranks 380 out of 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods (B+ rating), indicating a competitive position among local submarkets. Neighborhood occupancy is strong and competitive among Los Angeles-Long Beach-Glendale neighborhoods (rank 423 of 1,441; top-quartile nationally), supporting lease stability for multifamily assets.
Local amenity access is a clear strength: parks density is in the 99th percentile nationally, with grocery, restaurant, cafe, and childcare availability all in the mid-to-high 80s percentiles. This mix typically supports resident retention and day-to-day convenience, though limited pharmacy presence (low relative to peers) is a minor service gap investors should note.
Rent levels in the neighborhood benchmark high versus the nation (upper percentiles) with robust five-year growth, while the rent-to-income ratio trends on the lower side nationally. Together, this suggests healthy pricing power with comparatively lower affordability pressure, a favorable setup for maintaining occupancy and managing renewals. Median home values are also elevated (high national percentile), characteristic of a high-cost ownership market that tends to reinforce reliance on rental housing.
Within a 3-mile radius, demographics show relatively stable population counts alongside a modest increase in households and gradually smaller household sizes over time. This points to a steady or expanding renter base and supports leasing resilience, particularly for well-managed workforce-oriented properties. Average school ratings trend near national medians, which may be adequate for family renters but is not a distinctive regional draw.
Safety indicators are mixed. The neighborhood’s crime rank sits below the metro median (941 of 1,441), and national safety placement is below the midpoint, signaling a need for routine security-minded asset management. However, recent data show a meaningful one-year decline in property offenses (strong improvement versus national peers), which may indicate improving conditions. As always, investors should compare micro-location trends with broader Los Angeles-Long Beach-Glendale patterns and monitor trajectory rather than single-year snapshots.
Nearby corporate employers provide a diversified employment base that supports renter demand and commute convenience for workforce housing, including telecom services, packaging, auto parts distribution, defense-related offices, and healthcare administration.
- Time Warner Business Class — telecom services (2.5 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (4.1 miles)
- LKQ — auto parts distribution (5.6 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (6.6 miles)
- Molina Healthcare — healthcare administration (8.4 miles) — HQ
This Lakewood address benefits from competitive neighborhood standing within the Los Angeles-Long Beach-Glendale metro, strong occupancy, and a renter-occupied housing share that is high relative to national benchmarks—signals that typically support steady tenant demand. Elevated home values in the area point to a high-cost ownership market, which often sustains reliance on multifamily rentals and can aid lease retention. Based on CRE market data from WDSuite, amenity access—particularly parks and daily-needs retail—further underpins livability and leasing consistency.
Key considerations include safety metrics that trail metro medians (though property crime has improved year over year), uneven access to pharmacies, and school ratings near national midpoints. Demographic patterns within a 3-mile radius indicate stable population with a gradual increase in households and slightly smaller household sizes, supporting a stable or expanding renter pool over the medium term.
- Competitive neighborhood rank within a major LA metro, with occupancy that supports lease stability
- High-cost ownership market reinforces reliance on rentals and depth of tenant demand
- Strong amenity access (notably parks, groceries, and services) supports resident retention
- 3-mile trends show more households and smaller sizes, adding resiliency to the renter base
- Risks: below-median safety ranks, limited pharmacy access, and average school scores warrant monitoring