| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 61st | Good |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4051 Candlewood St, Lakewood, CA, 90712, US |
| Region / Metro | Lakewood |
| Year of Construction | 1979 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4051 Candlewood St Lakewood Multifamily Investment
The neighborhood maintains 98% occupancy rates with strong rental demand fundamentals, according to CRE market data from WDSuite, while benefiting from proximity to established corporate employers in the Los Angeles metro.
This 81-unit property built in 1979 sits within a neighborhood that ranks in the top quartile nationally for housing metrics among 1,441 Los Angeles metro neighborhoods. The area demonstrates strong rental market fundamentals with neighborhood-level occupancy at 98% and median contract rents at $1,961, positioning above national averages. With 48% of housing units renter-occupied, the neighborhood maintains a substantial tenant base supporting multifamily demand.
Demographics within a 3-mile radius show a population of over 212,000 with median household income at $90,318, representing 30% growth over five years. The area benefits from grocery store density at 2.92 per square mile, ranking in the 89th percentile nationally, while restaurant availability supports tenant retention. The property's 1979 vintage aligns with broader capital improvement opportunities typical of value-add strategies in established neighborhoods.
Home values in the neighborhood median at $769,368, with ownership costs that can reinforce rental demand by keeping households in the multifamily market. The rent-to-income ratio suggests affordability pressure that requires careful lease management considerations. Forward-looking demographics project household income growth to $130,846 by 2028, indicating strengthening renter purchasing power that supports rental rate sustainability.
The neighborhood's safety profile shows mixed indicators relative to the broader Los Angeles metro. Property crime rates rank in the lower third among 1,441 metro neighborhoods, though recent trends show an 8.4% year-over-year decline in property offenses. Violent crime rates are positioned in the 21st percentile nationally, with a 10.8% improvement over the past year indicating positive directional movement.
While crime metrics require ongoing monitoring, the improving trend trajectory and the neighborhood's strong occupancy rates suggest tenant retention remains stable. Investors should factor security considerations into capital planning and tenant screening protocols as part of comprehensive risk management.
The property benefits from proximity to diversified corporate employers, providing workforce housing for professionals in industrial gases, telecommunications, and healthcare sectors.
- Airgas — industrial gases and welding supplies (2.4 miles)
- Time Warner Business Class — telecommunications services (4.9 miles)
- Raytheon Public Safety RTC — defense and aerospace (5.4 miles)
- Coca-Cola Downey — beverage distribution (5.6 miles)
- Molina Healthcare — healthcare services (6.8 miles) — HQ
This 81-unit property presents a value-add opportunity within a neighborhood demonstrating above-average occupancy stability and rental demand fundamentals. The 1979 construction year positions the asset for strategic capital improvements while benefiting from established infrastructure and proximity to major employment centers. According to commercial real estate analysis from WDSuite, the neighborhood ranks in the top quartile nationally for housing metrics, with 98% occupancy rates supporting cash flow stability.
Demographics within the 3-mile radius show household income growth of 30% over five years, with projections indicating continued strengthening to $130,846 by 2028. This income trajectory, combined with elevated home ownership costs that reinforce rental demand, creates a favorable environment for multifamily investments. The property's location provides workforce housing access to diversified employers including healthcare, telecommunications, and industrial sectors within reasonable commuting distance.
- Neighborhood occupancy at 98% with strong rental demand fundamentals
- Value-add potential through strategic capital improvements on 1979 vintage
- Growing household income base with 30% five-year growth trajectory
- Proximity to diversified employment base supporting tenant retention
- Risk consideration: Crime metrics require ongoing monitoring and security planning