| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 72nd | Best |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1130 Newport Ave, Long Beach, CA, 90804, US |
| Region / Metro | Long Beach |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 2002-08-12 |
| Transaction Price | $1,525,000 |
| Buyer | HAM RICHARD C |
| Seller | PPA HOLDINGS LLC |
1130 Newport Ave, Long Beach Multifamily Investment
Urban Core setting with a deep renter base and neighborhood occupancy that has held in a stable range, according to WDSuite’s CRE market data. This positioning supports steady leasing for a 1987-vintage, 20-unit asset in Long Beach.
Located in Long Beach’s Urban Core, the neighborhood ranks 166 out of 1,441 metro neighborhoods, placing it competitive among Los Angeles-Long Beach-Glendale submarkets. Investors benefit from proximity-driven renter demand supported by strong amenity density and daily-needs access.
Amenity access is a clear strength: parks sit in the 98th percentile nationally, and restaurants, cafes, childcare, and groceries are all in high national percentiles. School options trend around the national middle-to-upper range (average rating near 3.0 out of 5), offering a balanced draw for varied renter cohorts. One practical consideration is limited pharmacy presence within the immediate neighborhood.
At the neighborhood level (not the property), occupancy is elevated relative to many U.S. areas and the renter-occupied share is high, signaling depth in the tenant pool and supporting leasing stability. Elevated home values (mid-90s national percentile) create a high-cost ownership market, which tends to reinforce reliance on multifamily housing and can bolster pricing power when managed thoughtfully.
Within a 3-mile radius, demographics indicate recent population softness alongside growth in household counts and declining average household size—patterns that typically favor multifamily by expanding the renter pool. Forward-looking data show continued household growth, which, combined with steady incomes and rising asking rents, supports demand durability for well-positioned assets, based on commercial real estate analysis from WDSuite.
Vintage context matters: the property’s 1987 construction is newer than the neighborhood’s average vintage around the mid-1960s, offering relative competitiveness versus older stock while leaving room for modernization and value-add upgrades to drive rent positioning and retention.
Safety trends should be evaluated carefully. Relative to Los Angeles-Long Beach-Glendale, the neighborhood’s crime measures rank toward the higher-crime end (near the bottom of 1,441 neighborhoods), and national comparisons place the area in lower safety percentiles. For investors, this typically translates to the need for diligent onsite management, lighting and access controls, and tenant-screening practices to support retention.
Monitoring directionality matters: while year-to-year volatility can occur, operators often mitigate risk through property-level measures and by emphasizing the neighborhood’s strengths in amenities and access. Benchmarking against peer assets and submarkets can help calibrate underwriting and security capex.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience, led by healthcare and industrial services along with corporate operations. The list below highlights employers within an approximately 3–8 mile radius that influence daily commuting patterns and leasing stability.
- Molina Healthcare — healthcare services (3.0 miles) — HQ
- Air Products & Chemicals — industrial gases & chemicals (5.2 miles)
- Airgas — industrial gases distribution (7.0 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging operations (7.4 miles)
- Time Warner Business Class — communications services (8.0 miles)
1130 Newport Ave is a 20-unit, 1987-vintage multifamily asset positioned in Long Beach’s Urban Core, where amenity density and a high renter-occupied share point to a large, sustainable tenant base. According to CRE market data from WDSuite, the neighborhood posts solid occupancy and strong national amenity percentiles, while elevated for-sale home values in the area tend to sustain rental demand and support pricing power for well-managed properties.
The vintage is newer than the neighborhood’s mid-1960s average, offering relative competitiveness versus older stock and potential value-add upside through targeted interior and systems updates. Within a 3-mile radius, household counts are rising even as average household size trends lower, indicating a larger renter pool over time and underpinning demand for smaller-format units like the property’s average 570-square-foot layouts. Operators should underwrite prudent security and management protocols given safety readings that trend weaker than metro and national benchmarks.
- Urban Core location with top-tier amenity access and a large renter base supporting lease-up and retention
- 1987 construction offers competitive positioning versus older neighborhood stock with value-add modernization potential
- High-cost ownership market reinforces multifamily demand and pricing power when managed carefully
- 3-mile household growth and smaller household sizes expand the renter pool for smaller units
- Risk: safety metrics trail metro and national benchmarks—budget for security measures and vigilant operations