| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 18th | Poor |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1941 Magnolia Ave, Long Beach, CA, 90806, US |
| Region / Metro | Long Beach |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2002-02-06 |
| Transaction Price | $870,000 |
| Buyer | MORRAD CHAIM E |
| Seller | SCHOOLEY LAVERNE DEAN |
1941 Magnolia Ave, Long Beach Multifamily Investment
Neighborhood occupancy remains in the low-90s with a deep renter base, according to WDSuite’s CRE market data, pointing to durable tenant demand. Elevated ownership costs in Long Beach further support rental reliance and leasing resilience for well-managed assets.
Located in Long Beach’s Urban Core, the property sits in a renter-driven neighborhood where an estimated 84.7% of housing units are renter-occupied. For investors, this concentration indicates a broad tenant pool and supports demand durability at the submarket level, while lease management and resident experience remain key to retention.
The area’s amenity mix is mixed: restaurants are abundant (top tier nationally by density), and grocery access is strong relative to national norms, while parks, pharmacies, and cafés are thinner locally. Average school ratings in the neighborhood are on the lower end, which may influence family-oriented demand but can be offset by workforce-oriented positioning.
Within a 3-mile radius, households have grown modestly in recent years and are projected to expand further as average household size trends smaller through 2028. This pattern points to a larger tenant base and potential demand for efficient floor plans. With an average unit size of 645 sq. ft., the property’s footprint is aligned with smaller-household living preferences, supporting occupancy stability.
Home values in the neighborhood are elevated compared with national benchmarks, reinforcing renter reliance on multifamily housing and supporting pricing power when paired with competitive finishes. Neighborhood occupancy is about 93%, and NOI per unit performance sits near the national midpoint, suggesting stable operations for assets with attentive management and pragmatic expense controls.
The property’s 1972 vintage is newer than much of the surrounding housing stock (on average built in the late 1940s), offering relative competitiveness against older buildings while still warranting targeted capital planning for systems, interiors, and common areas to capture value-add upside.
Safety metrics in this Long Beach neighborhood trail metro peers and sit below national averages. Based on WDSuite’s data, crime ranks near the bottom among 1,441 Los Angeles–Long Beach–Glendale metro neighborhoods, indicating elevated incident rates relative to the region, and national comparisons place the area in a lower safety percentile.
For underwriting, investors often budget for proactive measures—lighting, access controls, and vendor partnerships—and monitor trend lines, as recent year-over-year changes reflect variability in both property and violent incident categories. Framing the asset as workforce housing with visible on-site management can help support leasing performance and resident retention.
The employment base nearby is anchored by healthcare, manufacturing/industrial suppliers, and consumer brands, supporting workforce housing demand and commute convenience for renters. Key employers include Molina Healthcare, Air Products & Chemicals, Airgas, Time Warner Business Class, INTERNATIONAL PAPER Cypress Retail Packaging, Raytheon Public Safety RTC, Coca-Cola Downey, LKQ, International Paper, and Mattel.
- Molina Healthcare — healthcare services (1.8 miles) — HQ
- Air Products & Chemicals — industrial gases & chemicals (2.4 miles)
- Airgas — industrial gases & supplies (6.4 miles)
- Time Warner Business Class — telecommunications services (9.5 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging operations (10.0 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (10.5 miles)
- Coca-Cola Downey — beverage distribution (10.6 miles)
- LKQ — auto parts distribution (12.2 miles)
- International Paper — paper & packaging (13.5 miles)
- Mattel — consumer products (14.2 miles) — HQ
1941 Magnolia Ave offers a 20-unit, 1972-vintage footprint in a highly renter-occupied neighborhood where elevated ownership costs reinforce reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood occupancy sits in the low-90s, and a strong restaurant and grocery presence supports daily-life convenience. The unit sizing skews efficient, aligning with a 3-mile radius showing smaller household sizes and a projected increase in households—factors that can reinforce leasing velocity and retention when paired with thoughtful renovations.
The vintage provides a clear value-add path—targeted system upgrades, interior refreshes, and common-area improvements can enhance competitiveness against older local stock. Key underwriting watchpoints include safety metrics that lag regional peers and rent-to-income pressure typical of high-cost ownership markets; both call for attentive operations, resident programming, and disciplined renewal strategies.
- Renter-occupied neighborhood supports a broad tenant base and demand depth
- Efficient 645 sq. ft. average unit size aligns with smaller-household trends in the 3-mile radius
- 1972 vintage presents value-add potential via targeted systems and interior upgrades
- Daily-life convenience from strong restaurant and grocery access supports leasing and retention
- Risks: safety metrics below metro norms and rent-to-income pressure require proactive management