| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 72nd | Best |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1160 Newport Ave, Long Beach, CA, 90804, US |
| Region / Metro | Long Beach |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1160 Newport Ave Long Beach 20-Unit Multifamily
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to WDSuite’s CRE market data, supporting a hold-and-improve strategy for well-located, smaller assets.
The property sits in an Urban Core area of Long Beach that rates highly for overall neighborhood quality (A) and ranks 166 out of 1,441 Los Angeles–Long Beach–Glendale metro neighborhoods, placing it in the top quartile metro-wide. For investors, this translates into balanced demand drivers and competitive positioning among nearby rental options rather than reliance on a single catalyst.
Local amenities are a differentiator: parks density ranks in the 98th percentile nationally, and cafes, groceries, and restaurants benchmark well above national norms. School quality trends near the middle of the pack locally (average rating around 3 out of 5), which supports broad-based renter appeal without pushing the submarket into top-priced family segments. Pharmacy access is limited within immediate blocks, which is worth monitoring for resident convenience.
Multifamily conditions in the neighborhood show solid occupancy around the mid‑90s; this figure reflects the neighborhood, not the property, and indicates leasing stability consistent with comparable Urban Core areas. The share of housing units that are renter-occupied is elevated at roughly three‑quarters, signaling a deep tenant base and steady turnover pipeline for smaller units. Median rents have trended upward over the last five years, reinforcing pricing power while requiring attentive lease management and renewals.
Ownership costs in this part of Long Beach are high relative to incomes (home values and value‑to‑income ratios rank well above national averages), which tends to sustain reliance on multifamily rentals and supports retention. At the same time, rent-to-income ratios indicate some affordability pressure, so operators should prioritize renewal strategies and amenity-value enhancements over aggressive across-the-board increases.
Within a 3‑mile radius, household counts have grown even as average household size has edged lower, expanding the renter pool and supporting occupancy stability. Income distributions have shifted toward higher brackets, which can support absorption for renovated product while keeping price sensitivity in view.
Safety metrics for the immediate neighborhood trend below both metro and national benchmarks. The area ranks 1,360 out of 1,441 metro neighborhoods, and national percentiles for violent and property crime sit in the lower ranges. In practical investment terms, this calls for thoughtful security measures, lighting, and access controls to support resident comfort and retention, particularly during lease-up or renovation phases.
Recent year estimates indicate crime rates have moved higher, so underwriting should reflect ongoing operating practices such as camera coverage, clear house rules, and coordination with local community programs. Comparative framing is appropriate at the neighborhood level; conditions can vary block to block, so property-specific diligence remains important.
Proximity to established employers supports commuter convenience and workforce housing demand, notably in healthcare and industrial services. Nearby anchors include Molina Healthcare, Air Products & Chemicals, Airgas, International Paper Cypress Retail Packaging, and Time Warner Business Class.
- Molina Healthcare — healthcare management (3.0 miles) — HQ
- Air Products & Chemicals — industrial gases (5.2 miles)
- Airgas — industrial gases distribution (7.0 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging operations (7.4 miles)
- Time Warner Business Class — business services (8.0 miles)
Built in 1987, the asset is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while leaving room for targeted updates to interiors and building systems. Neighborhood occupancy trends in the mid‑90s and a high renter concentration signal a broad tenant base and potential for stable leasing. High ownership costs in the area reinforce reliance on rentals, while upward rent trends suggest ongoing pricing power with careful renewal management. These observations are grounded in local comparables and, where noted, based on commercial real estate analysis from WDSuite.
Within a 3‑mile radius, household counts have increased despite a modest population dip, and forecasts point to further household growth alongside smaller household sizes—conditions that generally expand the renter pool and support occupancy stability for smaller‑format units like the property’s average 570‑sf layouts. Operators should still account for affordability sensitivity and neighborhood safety considerations in capital plans and operations.
- 1987 vintage offers competitive positioning vs. older local stock, with modernization upside
- Neighborhood occupancy in the mid‑90s supports leasing stability (neighborhood metric)
- High-cost ownership market sustains renter demand and retention potential
- 3‑mile household growth and smaller household sizes expand the renter pool
- Risks: below-average neighborhood safety and affordability pressure require prudent operations