| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 63rd | Good |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3750 E Fountain St, Long Beach, CA, 90804, US |
| Region / Metro | Long Beach |
| Year of Construction | 1986 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3750 E Fountain St Long Beach Multifamily Investment
Neighborhood occupancy is in the low-90s with a high renter-occupied share that supports a durable tenant base, according to WDSuite’s CRE market data. Elevated ownership costs locally reinforce rental demand, though careful lease management remains important.
Positioned in Long Beach’s Urban Core, the property benefits from a neighborhood that ranks in the top quartile among 1,441 Los Angeles–Long Beach–Glendale metro neighborhoods (Neighborhood Rating: A). The area shows strong amenity density — restaurants, groceries, pharmacies, cafes, and childcare all score in high national percentiles — which helps sustain renter appeal and day-to-day convenience for residents.
Multifamily fundamentals are supportive: neighborhood occupancy is around 93% and the renter-occupied share is high, indicating depth in the tenant pool and potential for steady leasing. Median school ratings are moderate (about 3 out of 5), which is typical for dense urban submarkets and may matter for certain household segments.
Within a 3-mile radius, recent data show a slight population dip over the past five years but growth in household counts alongside smaller average household sizes — a pattern that can expand the renter base. Forecasts point to population growth and a notable increase in households by 2028, supporting occupancy stability and absorption. Incomes have trended higher historically and are projected to continue rising, which can underpin rent levels and renewals.
Home values in the neighborhood are elevated relative to national norms, a high-cost ownership backdrop that tends to sustain multifamily demand and pricing power. The property’s 1986 vintage is newer than the neighborhood’s average construction year (1972), offering competitive positioning versus older stock; investors should still plan for selective modernization and systems updates as part of long-term asset management.
Safety indicators for the immediate neighborhood are weaker than both metro and national averages, with ranks near the lower end among 1,441 Los Angeles–Long Beach–Glendale metro neighborhoods and national percentiles in the lower deciles. Recent estimates also point to elevated levels of both property and violent offenses compared with national benchmarks.
Investors typically address these considerations through proven measures such as lighting, access controls, resident screening, and insurance planning. Monitoring neighborhood trendlines and coordinating with local resources can help manage risk while maintaining leasing performance.
The area draws from a diverse employment base, with proximity to healthcare, industrial, and telecom employers that support workforce housing demand and commute convenience. Notable nearby employers include Molina Healthcare, Air Products & Chemicals, Airgas, INTERNATIONAL PAPER Cypress Retail Packaging, and Time Warner Business Class.
- Molina Healthcare — healthcare services (3.2 miles) — HQ
- Air Products & Chemicals — industrial gases (5.3 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)
This 25-unit, mid-1980s asset in Long Beach leverages strong neighborhood fundamentals: high renter concentration, amenity-rich surroundings, and proximity to diverse employers. The local ownership market is high-cost, which typically sustains rental demand and supports pricing power. Based on CRE market data from WDSuite, neighborhood occupancy trends are steady and the submarket’s amenity profile is competitive nationally, reinforcing leasing durability.
Built in 1986, the property is newer than much of the surrounding housing stock, offering relative competitiveness versus older assets while still leaving room for targeted upgrades to enhance rents and retention. Forward-looking 3-mile demographics indicate rising household counts and incomes, a setup that can expand the renter base and support rent growth over time, while prudent operations should account for safety considerations and affordability pressure.
- High renter-occupied share and stable neighborhood occupancy support leasing resilience
- 1986 vintage offers competitive positioning versus older stock with selective value-add potential
- Amenity-rich Urban Core location and nearby employers underpin day-to-day renter demand
- Elevated home values reinforce renter reliance on multifamily housing, aiding pricing power
- Risks: below-average safety indicators and rent-to-income pressure require active management