| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 58th | Good |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3799 E Willow St, Long Beach, CA, 90815, US |
| Region / Metro | Long Beach |
| Year of Construction | 1988 |
| Units | 50 |
| Transaction Date | 2018-12-17 |
| Transaction Price | $12,892,500 |
| Buyer | FEDERATION VENTURE LP |
| Seller | LONG BEACH JEWISH CMNTY SENIOR HSNG CORP |
3799 E Willow St, Long Beach Multifamily Investment
Renter demand is durable in this Long Beach urban core pocket, with neighborhood occupancy trending in the upper range nationally and above the metro median, according to WDSuite’s CRE market data. Elevated ownership costs in the area support lease retention and pricing discipline for well-managed assets.
Positioned in Long Beach’s Urban Core (C+ neighborhood rating among 1,441 metro neighborhoods), the property benefits from steady renter demand and broad regional connectivity. Neighborhood occupancy is in the upper quartile nationally and above the Los Angeles metro median, signaling support for cash flow stability versus older, more volatile submarkets.
The neighborhood shows a strong renter concentration (more than half of housing units are renter-occupied), indicating depth in the tenant base for a 50-unit asset. Within a 3-mile radius, households have grown modestly in recent years and are projected to continue expanding through 2028, which points to a larger renter pool and supports occupancy stability. Household incomes in the 3-mile area are also trending higher, reinforcing demand for professionally managed apartments.
Home values in the neighborhood are elevated relative to national benchmarks, and the value-to-income ratio is high. For multifamily investors, a high-cost ownership market typically sustains reliance on rental housing, aiding lease retention and underpinning rent growth strategies where unit quality justifies it. Median contract rents at the neighborhood level skew toward the higher end nationally as well, consistent with Long Beach’s coastal dynamics.
Amenity density inside the immediate neighborhood is mixed: restaurants and pharmacies are relatively accessible compared with national norms, while cafes, parks, and grocery options within the neighborhood core are less concentrated. Average school ratings at the neighborhood level are lower, which may tilt demand toward singles, couples, and roommate households rather than families; underwriting should reflect this tenant mix. The property’s 1988 vintage is newer than the neighborhood’s average construction year (1978), offering competitive positioning versus older stock while still leaving room for system upgrades or targeted renovations to drive rent premiums.
Safety indicators for the neighborhood track below national averages, with both violent and property offense measures sitting in lower national percentiles. Relative to 1,441 Los Angeles metro neighborhoods, crime ranks closer to the bottom of the distribution, suggesting investors should underwrite prudent security measures and operational oversight.
Recent-year data also show some volatility in reported incidents. For multifamily operators, measures such as lighting, access control, and resident engagement can help support retention and stabilize operating performance.
The area draws from a diverse employment base spanning healthcare, industrials, and business services, supporting workforce housing demand and commute convenience for residents. Nearby employers include Molina Healthcare, Air Products & Chemicals, Airgas, Time Warner Business Class, and International Paper.
- Molina Healthcare — healthcare services (3.97 miles) — HQ
- Air Products & Chemicals — industrial gases (4.8 miles)
- Airgas — industrial gases distribution (5.4 miles)
- Time Warner Business Class — telecommunications (6.7 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging operations (7.2 miles)
This 50-unit, 1988-vintage asset offers relative competitiveness versus older neighborhood stock while leaving room for targeted upgrades to capture rent premiums. Neighborhood occupancy trends in the upper national range and above the metro median, and high-cost ownership dynamics reinforce reliance on rental housing—factors that can support income durability and disciplined rent strategies.
Within a 3-mile radius, households and incomes are projected to rise, contributing to renter pool expansion and supporting leasing stability. According to commercial real estate analysis from WDSuite, neighborhood-level rents sit toward the higher end nationally, aligning with Long Beach’s established demand drivers; operators who elevate finishes and operational quality can compete effectively against older comparables.
- Occupancy above metro median and strong renter concentration support demand depth and cash flow stability.
- 1988 vintage provides competitive positioning versus older stock, with value-add upside through selective renovations.
- Elevated home values in the neighborhood sustain reliance on multifamily, aiding lease retention and pricing power where quality warrants.
- Risks: lower neighborhood school ratings, below-average safety indicators, and uneven amenity density call for prudent underwriting and property-level security/amenity strategies.