| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 56th | Good |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 26015 Cypress St, Lomita, CA, 90717, US |
| Region / Metro | Lomita |
| Year of Construction | 1973 |
| Units | 54 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
26015 Cypress St, Lomita Multifamily Investment Thesis
Neighborhood fundamentals point to steady renter demand and high-cost ownership dynamics that can support pricing power, according to WDSuite’s CRE market data. Occupancy in the surrounding area has remained resilient and the renter base is meaningful, creating a practical backdrop for long-term hold or value-add strategies.
Located in Lomita within Los Angeles County’s Urban Core, the property sits in a neighborhood rated B with competitive livability for everyday needs. Grocery access scores in the top decile nationally, and restaurants are similarly strong, while parks and cafes are limited in the immediate area. Average schools perform modestly above national median levels, suggesting a stable but not premium family appeal.
From an investor standpoint, renter-occupied housing accounts for just over half of neighborhood units, signaling a sizable tenant base and consistent multifamily demand. Neighborhood occupancy trends are above national medians, reinforcing near-term leasing stability relative to many U.S. submarkets. Median rents in the area have grown materially over the past five years, and the rent-to-income profile sits on the favorable side for retention and lease management.
Ownership costs are elevated versus income levels (a high-cost ownership market by national comparison), which typically sustains reliance on rental housing and supports renewal velocity. At the same time, the 3-mile demographic radius shows modest population contraction but rising household incomes and a shift toward smaller household sizes, which can broaden the renter pool for well-located apartments and support occupancy stability over time.
The average construction year in the neighborhood is 1978, while the subject was built in 1973. This older vintage suggests investors should plan for selective capital improvements and in-unit modernization to defend competitiveness against slightly newer stock. With NOI per unit trending above national medians locally, thoughtful renovations can target durable returns without relying on outsized market growth.
Safety indicators for the neighborhood are mixed relative to national benchmarks. Overall crime levels track somewhat below the national median for safety, while recent trend data shows notable improvement in violent incidents year over year. Within the Los Angeles metro (1,441 neighborhoods), this area sits around the middle of the pack, making it competitive among metro peers rather than a top-tier safety outlier.
For underwriting, the takeaway is a steady, urban-core profile: conditions compare reasonably to many Los Angeles neighborhoods, and recent downward momentum in violent offenses is a constructive sign to monitor as part of ongoing risk management.
Nearby corporate offices provide a diverse employment base that supports workforce housing demand and commute convenience for residents. Key employers include Air Products & Chemicals, Molina Healthcare, Mattel, Airgas, and Southwest Airlines Counter.
- Air Products & Chemicals — industrial gases (5.6 miles)
- Molina Healthcare — managed care (7.2 miles) — HQ
- Mattel — toys & consumer products (10.0 miles) — HQ
- Airgas — industrial gases (11.1 miles)
- Southwest Airlines Counter — airline customer services (12.0 miles)
This 54-unit, 1973-vintage asset sits in a B-rated Los Angeles Urban Core neighborhood where high-cost ownership and a meaningful renter base underpin steady demand. Neighborhood occupancy trends are solid, and rent growth has been supported by strong service amenities (notably groceries and restaurants) despite thinner park and cafe options. According to CRE market data from WDSuite, local income growth and smaller household sizes within a 3-mile radius point to a sustained, diverse renter pool that can support lease-up and renewal performance.
The 1973 vintage is slightly older than the neighborhood average, creating practical value-add and capex planning opportunities to enhance unit finishes, systems, and curb appeal relative to late-1970s stock. Elevated home values versus incomes reinforce renter reliance on multifamily housing, supporting retention strategies, while investors should underwrite with care around broader urban safety variation and modest population softness.
- Steady neighborhood occupancy and a sizable renter-occupied base support leasing stability.
- High-cost ownership market strengthens renter reliance and renewal velocity.
- 1973 vintage offers tangible value-add and capex modernization angles versus slightly newer local stock.
- Strong nearby employment nodes aid demand; monitor urban safety differentials and limited park/cafe amenities as underwriting risks.