| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 63rd | Good |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3710 E Fountain St, Long Beach, CA, 90804, US |
| Region / Metro | Long Beach |
| Year of Construction | 1987 |
| Units | 25 |
| Transaction Date | 1995-02-15 |
| Transaction Price | $2,400,000 |
| Buyer | COAST FEDERAL BANK FSB |
| Seller | FOUNTAIN INVESTORS PARTNERSHIP |
3710 E Fountain St Long Beach Renter-Demand Multifamily
Neighborhood data points to a deep renter base and steady occupancy patterns in this Urban Core pocket of Long Beach, according to CRE market data from WDSuite. Elevated local home values support sustained multifamily demand at the neighborhood level rather than at the property level.
This Urban Core neighborhood in the Los Angeles–Long Beach–Glendale metro is rated A and ranks 201 out of 1,441 metro neighborhoods, which is competitive among Los Angeles–Long Beach–Glendale, CA neighborhoods. Amenity access is a strength: restaurants, groceries, pharmacies, and cafes score in the top percentiles nationally, supporting daily convenience and resident retention.
The neighborhood shows a high renter concentration (renter-occupied share well above the metro median), indicating a large tenant base for multifamily owners. Neighborhood occupancy has been stable, helping underpin cash flow consistency at the neighborhood level. Median contract rents and household incomes trend above national medians, reinforcing the area’s positioning and potential pricing power for well-managed assets.
Within a 3-mile radius, demographics indicate modest population change recently but growth in households, with projections calling for more households over the next five years. This implies a larger tenant base over time and supports occupancy stability for professionally operated properties. Average household size is trending lower locally, which can favor smaller floor plans and studios/one-bedrooms when present.
Home values in the neighborhood are elevated relative to most U.S. areas, a high-cost ownership environment that tends to sustain reliance on rental housing and can aid lease retention for competitive properties. Average school ratings are moderate, and park access is limited nearby, factors that may matter for family-oriented leasing strategies but are often less critical for workforce and young professional demand profiles. The property’s 1987 vintage is newer than the neighborhood’s average construction year (1972), suggesting relative competitiveness versus older stock; investors should still plan for selective modernization to keep systems and finishes market-relevant.
Safety indicators rank toward the higher-crime end within the Los Angeles–Long Beach–Glendale metro, with the neighborhood’s crime rank positioned closer to the bottom among 1,441 metro neighborhoods. Nationally, the area sits below the median for safety, indicating higher crime levels than many U.S. neighborhoods. Recent data also show year-over-year increases in both property and violent incidents at the neighborhood level.
Investors typically account for these dynamics through enhanced security measures, lighting, and access controls, as well as closer coordination with property management to support resident comfort and retention. Comparisons should be made against nearby submarkets when underwriting, using the same time frame and definitions.
Nearby employers provide a diverse white-collar and industrial employment base that supports commuter demand and lease retention, including healthcare, industrial gases, and packaging operations. The list below highlights key employers within an approximately 3–8 mile radius that commonly draw renters to this area.
- Molina Healthcare — healthcare services (3.2 miles) — HQ
- Air Products & Chemicals — industrial gases (5.2 miles)
- Airgas — industrial gases (6.9 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (7.3 miles)
- Time Warner Business Class — telecom/business services (7.8 miles)
3710 E Fountain St offers scale for its size class at 25 units and a 1987 vintage that is newer than the neighborhood average, positioning it well versus older Long Beach inventory while leaving room for targeted upgrades. Neighborhood fundamentals favor multifamily: a high share of renter-occupied units, stable occupancy signals at the neighborhood level, and elevated ownership costs that tend to sustain apartment demand. According to CRE market data from WDSuite, neighborhood NOI per unit performance ranks above most U.S. neighborhoods, reinforcing the case for professionally managed operations.
Within a 3-mile radius, households have increased and are projected to grow further, implying a larger tenant base and support for occupancy stability. Income levels are comparatively strong for the metro, while rent-to-income readings suggest affordability pressure in some segments—an underwriting consideration for renewal strategies and rent-growth pacing. Crime runs higher than metro and national benchmarks, so security planning and active management are prudent.
- Newer 1987 vintage versus neighborhood average, with potential to modernize for competitive positioning
- High renter concentration and stable neighborhood occupancy support leasing durability
- Elevated ownership costs locally reinforce reliance on multifamily housing
- 3-mile household growth outlook bolsters tenant base and helps sustain occupancy
- Risk: higher neighborhood crime and affordability pressure require security and renewal discipline