| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 55th | Good |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 225 E 12th St, Long Beach, CA, 90813, US |
| Region / Metro | Long Beach |
| Year of Construction | 2013 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
225 E 12th St Long Beach Multifamily Investment
This 39-unit property built in 2013 anchors an Urban Core neighborhood where renter-occupied housing represents 73% of units and neighborhood-level occupancy holds near 93%, according to CRE market data from WDSuite.
The property occupies a downtown Long Beach neighborhood rated A among 1,441 neighborhoods across the Los Angeles–Long Beach–Glendale metro, ranking in the 96th percentile nationally for amenity density. Within a three-mile radius, households total approximately 85,300, with 74% renter-occupied—among the highest concentrations regionally and a signal of sustained multifamily demand. Median household income stands at $71,269 and is forecast to climb to $107,723 by 2028, a 51% increase that points to a strengthening renter pool and potential pricing power for well-positioned assets.
Neighborhood-level occupancy has held at 93.1% despite a slight metro-wide softening, placing the submarket in the 60th percentile nationally. Median contract rent of $1,542 ranks in the 80th percentile nationwide and has grown nearly 50% over five years, outpacing many comparable urban cores. The rent-to-income ratio of 0.28 suggests affordability remains manageable relative to ownership costs: median home values in the neighborhood exceed $501,000 and have appreciated 45% over the same period, reinforcing rental demand as elevated ownership costs limit accessibility to homebuying.
The property was completed in 2013, making it meaningfully newer than the neighborhood average construction year of 1963. This vintage positions the asset to compete effectively for quality-conscious tenants while limiting near-term capital expenditure relative to older stock. Amenity access is exceptional, with more than 13 grocery stores, 65 restaurants, and 4 parks per square mile—all ranking in the top national percentile and supporting tenant retention through walkability and convenience.
Demographic projections within the three-mile radius show household count rising 34% to nearly 114,000 by 2028, driven by continued urbanization and in-migration. The share of households earning above $100,000 is forecast to expand from 30% to 43%, broadening the addressable renter base. Educational attainment—22% hold bachelor's degrees today—lags some peer urban cores but is rising, and the large household size (averaging 2.6 persons) supports demand for larger unit types. School ratings average 1.75 out of 5, which may weigh on family appeal but has not constrained occupancy or rent growth in this renter-dominated, workforce-oriented submarket.
Property crime in the neighborhood is estimated at approximately 2,608 incidents per 100,000 residents, ranking 1,330th among 1,441 metro neighborhoods and placing it in the 7th percentile nationally—indicating elevated property offense rates relative to both regional and national benchmarks. Violent offense rates are estimated near 1,745 per 100,000 residents, in the 2nd percentile nationally, with a year-over-year increase of roughly 53%. These figures reflect urban core dynamics common to dense, high-activity districts and warrant attention in underwriting and tenant screening protocols.
Investors should incorporate these trends into operational planning, including security measures, lighting, and on-site management practices that support tenant confidence. Crime metrics in downtown submarkets often correlate with foot traffic and commercial activity rather than residential stability alone, and occupancy has remained resilient despite these headwinds. Continued monitoring of local law enforcement initiatives and neighborhood improvement efforts will be important for long-term value preservation.
The immediate employment base is anchored by healthcare, industrial, and consumer goods employers that support workforce housing demand and commute convenience for multifamily tenants.
- Molina Healthcare — managed care and health services (1.2 miles) — HQ
- Air Products & Chemicals — industrial gases and chemicals (3.2 miles)
- Airgas — industrial gas distribution (7.1 miles)
- Mattel — toy manufacturing and design (15.0 miles) — HQ
This 39-unit asset benefits from a rare combination of newer construction, top-tier amenity access, and a deeply renter-oriented neighborhood in which 73% of housing units are renter-occupied—among the highest shares in the metro. Neighborhood-level occupancy of 93% and median rents in the 80th percentile nationally underscore stable operating fundamentals, while demographic projections point to a 34% increase in households and a 51% rise in median income by 2028, expanding both the size and purchasing power of the tenant base. The property's 2013 vintage positions it competitively within a submarket where average construction dates to 1963, reducing near-term capital needs and supporting tenant retention through modern finishes and systems.
Elevated ownership costs—median home values above $500,000 and rising—continue to sustain rental demand by limiting accessibility to homebuying, a dynamic that has driven nearly 50% rent growth over five years. Proximity to Molina Healthcare's headquarters and a diversified base of industrial and consumer employers reinforces workforce housing appeal. However, crime metrics rank below metro and national medians, with property and violent offense rates in lower percentiles and rising year-over-year, requiring careful operational planning and on-site management to preserve tenant confidence and long-term value.
- Urban Core location with 73% renter occupancy and stable 93% neighborhood occupancy
- 2013 construction reduces capital expenditure and enhances competitive positioning
- 34% household growth and 51% income increase forecast by 2028 expand renter pool
- Elevated home values sustain rental demand by limiting ownership accessibility
- Crime rates below metro median require enhanced security and tenant screening protocols