| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 58th | Good |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25018 Eshelman Ave, Lomita, CA, 90717, US |
| Region / Metro | Lomita |
| Year of Construction | 1977 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
25018 Eshelman Ave Lomita Multifamily Investment
Positioned in an Urban Core pocket of Lomita with strong renter demand and high neighborhood occupancy, this asset offers durable leasing fundamentals, according to WDSuite’s CRE market data, amidst elevated for-sale housing costs that sustain reliance on multifamily.
The surrounding Lomita neighborhood (A- rated) shows healthy renter demand and leasing stability. Neighborhood occupancy is strong and sits in the top quartile nationally, and the area ranks 247 out of 1,441 Los Angeles metro neighborhoods, placing it above the metro median. A high share of housing units are renter-occupied (around two-thirds), signaling a deep tenant base for a 24-unit property targeting steady absorption and retention.
Daily needs and convenience retail are a clear strength. Cafes, restaurants, groceries, and pharmacies score in the upper national percentiles (many at or near the 97th–99th percentiles), supporting resident satisfaction and stickiness. Park access within the immediate area is limited, which may make on-site amenities and unit livability more important for competitive positioning.
Home values in the neighborhood are elevated (nationally high percentiles for both median value and value-to-income ratio), which tends to reinforce reliance on rental housing and supports pricing power when managed carefully. At the same time, rent-to-income ratios are comparatively moderate, which can aid lease retention and reduce turnover risk if renewal strategies remain disciplined.
Within a 3-mile radius, population has been roughly flat while the number of households has increased, with forecasts indicating further household growth alongside smaller household sizes. This dynamic points to a stable or expanding renter pool and supports occupancy stability for well-positioned multifamily properties. The property’s 1977 vintage is newer than the neighborhood’s average 1959 construction year, offering relative competitiveness versus older local stock, though investors should plan for aging systems and selective modernization to meet today’s renter expectations.
Safety indicators for the neighborhood are mixed and should be underwritten thoughtfully. The area ranks 1,073 out of 1,441 Los Angeles metro neighborhoods for crime, which is below the metro median, and sits below the national median for safety. Recent trends are nuanced: estimated property crime has declined year over year, while estimated violent crime shows an uptick. Investors commonly address these dynamics with lighting, access control, and resident engagement to support leasing and retention.
As with any Urban Core location, prudent operations, vendor selection, and partnership with local community resources can help manage risk while leveraging the location advantages that drive renter demand.
Nearby employers provide a diverse white-collar and services employment base that supports renter demand and commute convenience for residents, including chemicals, healthcare, consumer products, aviation, and industrial gas.
- Air Products & Chemicals — industrial gases (4.8 miles)
- Molina Healthcare — healthcare services (6.9 miles) — HQ
- Mattel — consumer products (9.6 miles) — HQ
- Airgas — industrial gases (10.2 miles)
- Southwest Airlines Counter — aviation services (11.5 miles)
This 24-unit, 1977-vintage asset combines durable demand drivers with relative competitiveness versus older neighborhood stock. Neighborhood occupancy is strong and above national norms, and a high share of renter-occupied housing supports depth of the tenant base. Elevated for-sale home values locally help sustain multifamily reliance and can support pricing power with disciplined lease management. According to CRE market data from WDSuite, the neighborhood also benefits from dense retail and service amenities that reinforce resident convenience and retention.
Within a 3-mile radius, households are increasing even as household sizes trend smaller, indicating ongoing support for multifamily demand and lease-up stability. The larger average unit size (about 1,364 sq. ft.) positions the property to capture renters seeking more space, which can aid renewal rates. Investors should underwrite selective capital projects typical for late-1970s construction and consider operational measures that address Urban Core safety dynamics and the limited immediate park access.
- Strong neighborhood occupancy and high renter concentration support stable leasing
- 1977 vintage offers competitive positioning versus older local stock with targeted value-add upside
- Amenity-dense Urban Core location underpins retention and absorption
- Large average unit sizes enhance appeal and potential renewal performance
- Risks: below-median safety metrics and limited park access require proactive operations