| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 55th | Good |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 134 E 8th St, Long Beach, CA, 90813, US |
| Region / Metro | Long Beach |
| Year of Construction | 1987 |
| Units | 47 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
134 E 8th St, Long Beach Multifamily Investment
Urban-core location with strong renter concentration and amenity access supports durable leasing, while neighborhood occupancy remains solid according to WDSuite’s CRE market data. This positioning can aid pricing discipline as investors assess operations and capital plans.
The property sits in Long Beach’s Urban Core within the Los Angeles-Long Beach-Glendale metro, where neighborhood amenities rank 43rd among 1,441 metro neighborhoods — a top quartile showing. Dense coverage of restaurants, groceries, parks, pharmacies, and cafes (all near the top of national percentiles) bolsters day-to-day convenience and can help with retention and lease-up for workforce and professional renters.
At the neighborhood level, occupancy is measured at 93.1%, indicating steady renter demand rather than dependence on one-off drivers, per WDSuite’s commercial real estate analysis. The renter-occupied share is high (73%+ at the neighborhood level), signaling a deep tenant base that can support absorption for mid-sized communities like this 47-unit asset.
Within a 3-mile radius, households increased modestly over the past five years even as population edged down, reflecting smaller household sizes and a broader mix of renters entering the market. Projections point to further household growth by 2028 alongside higher incomes, expanding the local renter pool and supporting occupancy stability.
Homeownership remains a high-cost proposition locally (elevated value-to-income ratios compared with national benchmarks), which tends to reinforce reliance on rental housing. At the same time, rent-to-income levels near the neighborhood median suggest some affordability pressure, so disciplined renewal strategies and amenity-driven value offerings remain important for retention.
Safety conditions at the neighborhood level trend weaker than both metro peers and national benchmarks, with crime ranks positioned in the lower tiers among 1,441 Los Angeles-Long Beach-Glendale neighborhoods and national percentiles that indicate elevated incident rates relative to the U.S. overall. Recent year estimates also show increases in both property and violent offenses.
Investors typically underwrite with conservative loss assumptions, enhanced lighting/access controls, and security vendor line items in similar urban-core locations. Monitoring trend direction and coordinating with local community programs can be part of risk management to support resident satisfaction and stabilize operations.
Proximity to healthcare, chemicals/industrial suppliers, telecommunications, and aerospace/defense offices supports a diversified employment base and commute convenience for renters. The following nearby employers can underpin leasing and retention for workforce and professional tenants.
- Molina Healthcare — healthcare (0.84 miles) — HQ
- Air Products & Chemicals — chemicals/industrial (3.46 miles)
- Airgas — industrial gases (7.42 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (9.78 miles)
- Time Warner Business Class — telecommunications (9.88 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (11.32 miles)
- Coca-Cola Downey — beverage operations (11.49 miles)
- LKQ — auto parts (12.67 miles)
- International Paper — paper & packaging (14.22 miles)
- Mattel — consumer products (15.21 miles) — HQ
This 1987-vintage, 47-unit community offers a competitive stance versus older neighborhood stock (average vintage skewing earlier), with potential to outperform through targeted modernization while benefiting from a deep renter base. According to CRE market data from WDSuite, neighborhood occupancy is steady and the area’s amenity density ranks near the top of the metro and nation, supporting leasing velocity and renewal potential.
Within a 3-mile radius, recent household growth alongside smaller household sizes and projected gains by 2028 signal a larger renter pool over time. A high-cost ownership landscape reinforces rental reliance, though rent-to-income dynamics call for careful lease management and resident experience investments. Safety and school quality should be underwritten conservatively, balanced by strong urban fundamentals and diversified nearby employers.
- Newer 1987 construction versus older local stock, with value-add potential through selective system upgrades and amenity refreshes.
- Steady neighborhood occupancy and top-tier amenity access support leasing and renewals, per WDSuite data.
- 3-mile household growth and projections indicate a larger tenant base, aiding absorption and rent roll durability.
- High-cost ownership context reinforces multifamily demand and can support pricing power with effective operations.
- Risks: weaker safety and lower school ratings require prudent underwriting, security enhancements, and retention-focused management.