| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 40th | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14526 Larch Ave, Lawndale, CA, 90260, US |
| Region / Metro | Lawndale |
| Year of Construction | 1985 |
| Units | 36 |
| Transaction Date | 2013-11-01 |
| Transaction Price | $6,600,000 |
| Buyer | Larch Associates LLC |
| Seller | Larch Ave Associates |
14526 Larch Ave Lawndale Multifamily Opportunity
Renter-occupied housing is a defining feature of this Los Angeles metro neighborhood, and occupancy has been holding above the metro median according to WDSuite’s CRE market data, supporting stable cashflow potential. Elevated ownership costs locally further reinforce reliance on rentals, which can aid retention.
Situated in Lawndale’s Urban Core, the neighborhood is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 434 out of 1,441). Neighborhood occupancy stands strong and above the metro median (96.0% and 77th percentile nationally), and renter-occupied housing accounts for a high share of units (63.6%), placing the area in the top quartile among 1,441 metro neighborhoods and 95th percentile nationally. For investors, this depth of renter households translates to a larger tenant base and helps support leasing stability.
Daily-needs access is a relative strength. Grocery options are dense (top quartile among 1,441 metro neighborhoods; 98th percentile nationally), pharmacies are competitive among Los Angeles neighborhoods (89th percentile nationally), and parks are also in the top quartile metro-wide (96th percentile nationally). Restaurant density is above the metro median (95th percentile nationally), though café density is limited. These amenity patterns typically support renter convenience and can aid retention.
School ratings in the area trend around the national middle (average roughly mid-2s out of five; competitive among Los Angeles neighborhoods and near the national median). While not a primary draw, this positioning is serviceable for workforce-oriented demand profiles.
Within a 3-mile radius, recent trends show a slight population dip but modest growth in households alongside smaller average household size—factors that generally expand the renter pool. Forward-looking projections indicate additional household growth and income gains, which can bolster multifamily demand and support occupancy stability. Elevated home values (95th percentile nationally) and a high value-to-income ratio (98th percentile) signal a high-cost ownership market; in practice, that sustains reliance on rental housing and can support pricing power. Median contract rents and incomes have been rising, with a neighborhood-level rent-to-income ratio around the high-20s, which suggests manageable affordability but calls for attentive lease management. Based on commercial real estate analysis from WDSuite, these dynamics collectively point to durable renter demand.
Vintage positioning: The property’s 1985 construction is newer than the neighborhood’s average vintage (late 1960s). That generally enhances competitiveness versus older stock, while still leaving room for targeted modernization and systems updates as part of a value-add plan.
Safety conditions are mixed relative to regional and national benchmarks. The neighborhood’s overall crime positioning sits below the national median (37th percentile nationally) and below average within the Los Angeles metro (ranked 1,087 out of 1,441 neighborhoods). Investors should underwrite accordingly, with an emphasis on operational measures that support resident comfort and retention.
Recent trend data offer nuance: estimated property offense rates have improved year over year (roughly a double-digit decline, placing the area around the 71st percentile for improvement nationally), while violent offense rates remain elevated versus national norms and have ticked up in the latest period. Taken together, the trend suggests some improvement in property-related incidents but continued need for prudent on-site management and security practices.
Proximity to major employers supports a broad renter base and commute convenience, notably in corporate, technology, and transportation. Nearby anchors include Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — toy manufacturing (2.8 miles) — HQ
- Southwest Airlines Counter — airline services (4.4 miles)
- Symantec — cybersecurity (6.5 miles)
- Microsoft Offices The Reserves — software (6.9 miles)
- Air Products & Chemicals — industrial gases (9.0 miles)
14526 Larch Ave is a 36-unit, 1985-vintage asset positioned in a renter-heavy Los Angeles metro neighborhood, where neighborhood occupancy has trended above the metro median and renter concentration is in the top quartile locally. The property’s vintage is newer than the area’s average stock from the late 1960s, offering competitive positioning versus older assets while leaving room for targeted upgrades to drive rent and retention. According to CRE market data from WDSuite, elevated home values and a high value-to-income ratio in the neighborhood reinforce reliance on multifamily housing, supporting demand durability.
Investor considerations include mixed but improving safety trends (property offenses declining while violent rates remain elevated versus national norms) and selective amenity gaps such as limited cafés. Even so, dense daily-needs retail, strong park access, and proximity to diversified employers help sustain leasing, while forward indicators within a 3-mile radius—more households, smaller household sizes, and income growth—point to a larger tenant base and ongoing occupancy stability.
- Renter concentration in top quartile locally and occupancy above metro median support stable leasing
- 1985 vintage is competitive versus older area stock, with value-add upside via targeted modernization
- High-cost ownership market buttresses multifamily demand and pricing power
- Dense daily-needs amenities and nearby employers help retention and commute convenience
- Risks: safety metrics below national median; limited café density; monitor affordability as rents rise