| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 47th | Fair |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21309 Bloomfield Ave, Lakewood, CA, 90715, US |
| Region / Metro | Lakewood |
| Year of Construction | 1996 |
| Units | 85 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21309 Bloomfield Ave, Lakewood Multifamily Opportunity
Neighborhood occupancy remains tight and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. Investors can underwrite steady leasing performance with disciplined rent management in a submarket where stability has outpaced broader metro swings.
Lakewood’s Urban Core location offers daily conveniences and connectivity that matter for multifamily operations. Neighborhood occupancy is strong at 97.7%, suggesting limited frictional vacancy and supporting renewal-driven income stability versus more volatile submarkets in the Los Angeles-Long Beach-Glendale metro.
Amenity access is mixed: restaurants are dense (top decile nationally), and grocery coverage is strong (top quartile nationally), while cafes, parks, and pharmacies are comparatively sparse. This pattern typically favors properties positioned for value relative to lifestyle districts and indicates residents prioritize essentials and commute efficiency over destination retail.
The renter-occupied share sits near one-third of housing units, indicating a moderate renter concentration that can sustain a stable tenant base without overexposure to transient demand. Within a 3-mile radius, household counts have edged higher while average household size has trended smaller, pointing to a gradual renter pool expansion and support for occupancy stability over time.
Home values are elevated relative to incomes locally and nationally, which tends to reinforce reliance on multifamily housing and can support pricing power when managed carefully. Median contract rents in the surrounding 3-mile area have risen in recent years, but rent-to-income levels remain manageable for many households, helping retention and reducing turnover risk when renewals are calibrated to local affordability.
Vintage matters: with a 1996 construction year in a neighborhood where the average stock dates to 1978, the property is newer than much of the competitive set. That positioning can reduce immediate capital intensity versus older assets, while still leaving room for targeted modernization of building systems and interiors to drive rent premiums.
Safety indicators are mixed relative to the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods. Overall crime performance sits below national averages (around the lower half nationally), placing the area below the metro median rather than among top-performing submarkets.
Recent trends diverge by category: estimated property offenses have improved with a notable year-over-year decline, which supports day-to-day livability and asset operations, while estimated violent offenses increased over the same period and remain weaker than national benchmarks. Investors should account for these crosscurrents in security planning, resident communications, and underwriting assumptions.
Proximity to a diversified set of corporate offices supports commuter convenience and a durable renter base, with concentrations in telecommunications, packaging, auto parts distribution, industrial gases, and defense-related training.
- Time Warner Business Class — telecommunications services (2.3 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging manufacturing (3.3 miles)
- LKQ — auto parts distribution (5.3 miles)
- Airgas — industrial gases (6.8 miles)
- Raytheon Public Safety RTC — defense technology training (7.1 miles)
This 85-unit asset built in 1996 is positioned for durable performance in a submarket characterized by high neighborhood occupancy, elevated ownership costs, and steady household formation within a 3-mile radius. The property’s relatively newer vintage versus local stock offers competitive positioning, with potential to capture incremental premiums through selective renovations and system upgrades. Based on commercial real estate analysis from WDSuite, occupancy in the immediate neighborhood is above many metro peers, supporting renewal-driven cash flow and measured rent growth strategies.
Strong proximity to employment nodes and essential retail underpins demand, while limited park/cafe density and uneven school ratings suggest amenity and school-sensitive households may look elsewhere—factors best addressed through resident experience programming and targeted capital plans. Safety metrics present mixed signals, so prudent operating practices and thoughtful underwriting assumptions remain important.
- Tight neighborhood occupancy supports leasing stability and renewal capture
- 1996 vintage offers relative competitiveness with value-add upside via targeted updates
- Elevated ownership costs locally reinforce reliance on multifamily housing
- Employer proximity across telecom, packaging, and industrial sectors supports tenant base
- Risks: mixed safety trends and lower school ratings require conservative underwriting