| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 29th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16111 Prairie Ave, Lawndale, CA, 90260, US |
| Region / Metro | Lawndale |
| Year of Construction | 1972 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16111 Prairie Ave Lawndale Multifamily Investment
Neighborhood occupancy is firm and the renter base is deep, supported by a high-cost ownership market that sustains apartment demand, according to WDSuite’s CRE market data. The asset’s positioning in Los Angeles County offers durable renter demand with room for value-oriented operations.
Situated in Lawndale’s Urban Core, the property benefits from a renter-oriented neighborhood profile and solid occupancy. Neighborhood occupancy is 94.4%, indicating generally steady leasing conditions versus national norms, based on CRE market data from WDSuite. A high share of housing units are renter-occupied (about 63%), signaling depth in the tenant base and support for ongoing demand.
Daily needs and convenience retail are strong locally. Grocery access is dense (competitive nationally), and food-and-beverage options score well for cafes and restaurants, which can aid resident satisfaction and lease retention. However, childcare and pharmacy density within the immediate neighborhood are limited, a consideration for attracting or retaining certain household types.
The 1972 vintage is newer than the neighborhood’s typical stock (average vintage 1959). That positioning can be competitively favorable versus older buildings, while still calling for targeted capital planning for aging systems and selective modernization to meet contemporary renter expectations.
Within a 3-mile radius, demographics point to a stable-to-growing renter pool: households are projected to increase as average household size trends lower, implying more households even with modest population growth. Combined with elevated local home values relative to incomes, this high-cost ownership backdrop tends to reinforce reliance on multifamily rentals, supporting occupancy stability and pricing discipline.
Safety indicators are mixed and should be underwritten carefully. The neighborhood ranks below the metro median for safety among 1,441 Los Angeles metro neighborhoods and sits below the national average, indicating comparatively higher crime than many peers. Recent trends are nuanced: estimated property offenses declined year over year, while estimated violent offenses increased, suggesting vigilance on security measures and operating practices is prudent.
Proximity to major employers supports commute convenience and broad renter demand, particularly for workforce and professional tenants tied to entertainment, technology, and industrial services. The following nearby employers anchor the area’s employment base.
- Mattel — entertainment & consumer products (3.7 miles) — HQ
- Southwest Airlines Counter — airline operations (5.4 miles)
- Symantec — cybersecurity (7.6 miles)
- Microsoft Offices The Reserves — software (7.9 miles)
- Air Products & Chemicals — industrial gases (8.1 miles)
This 39-unit, 1972-vintage asset offers exposure to a renter-heavy pocket of Los Angeles County with solid neighborhood occupancy and strong daily-needs amenities. The vintage is newer than the area’s average stock, creating an opportunity to compete on quality with targeted renovations and system upgrades. Elevated home values in the neighborhood relative to incomes reinforce sustained rental demand and can support lease retention and pricing power in stabilized periods.
Within a 3-mile radius, WDSuite’s CRE market data indicates households are set to increase even as average household size trends lower, expanding the tenant base over time. Coupled with dense grocery and food-and-beverage access and proximity to large employers, the location supports durable renter demand, with underwriting attention warranted for security and ongoing capital needs typical of a 1970s building.
- Renter-oriented neighborhood with steady occupancy supporting income durability
- 1972 vintage newer than local average, offering value-add and modernization upside
- High-cost ownership market reinforces multifamily demand and lease retention
- Dense grocery and F&B amenities and access to major employers aid leasing
- Risks: below-median safety versus metro, plus capex/operational needs for 1970s systems