| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 55th | Good |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 518 E 4th St, Long Beach, CA, 90802, US |
| Region / Metro | Long Beach |
| Year of Construction | 1989 |
| Units | 28 |
| Transaction Date | 2025-11-24 |
| Transaction Price | $4,700,000 |
| Buyer | SB RIALTO OPP ZONE LLC |
| Seller | VILLAGE CHATEAU LP |
518 E 4th St Long Beach Multifamily Investment
Positioned in Long Beach’s urban core, the property benefits from a renter-heavy neighborhood and occupancy near the low-90s at the neighborhood level, according to WDSuite’s CRE market data. Stable demand drivers and strong amenity access underpin consistent leasing performance relative to the metro.
The asset sits in an Urban Core neighborhood rated A and ranked 185 among 1,441 Los Angeles–Long Beach–Glendale neighborhoods, placing it in the top quartile locally. Amenity access is a clear strength: the area scores in the top quartile nationally for overall amenities, with dense concentrations of restaurants, cafes, groceries, parks, and pharmacies supporting daily convenience and walkability for renters.
At the neighborhood level, occupancy trends have held around the low-90s and sit above the national median, based on CRE market data from WDSuite. Median asking rents are higher than typical U.S. neighborhoods while remaining in line with coastal California patterns, indicating pricing power supported by demand depth rather than outsized concessions.
Vintage matters for competitive positioning. With a 1989 construction year against a neighborhood average stock from the early 1960s, the property is newer than much of the surrounding inventory. That typically reduces near-term capital needs for core systems and offers a competitive edge versus older stock, while still leaving room for selective modernization to drive rent premiums.
Tenure dynamics favor multifamily demand: neighborhood data indicate a high share of housing units are renter-occupied (upper-tier nationally), signaling a broad tenant base and durable leasing activity. Within a 3-mile radius, households have grown even as average household size has trended lower, and forecasts point to further increases in household counts over the next five years. This suggests a larger renter pool and ongoing support for occupancy stability, even if population growth is modest or flat.
Ownership costs in the neighborhood measure high relative to incomes by national standards, and home values are elevated compared with many U.S. locations. For investors, this typically sustains reliance on rental housing and supports retention, though it warrants attention to rent-to-income ratios when managing renewals. School ratings trail national medians, which may tilt demand toward smaller household segments and workforce renters rather than family-oriented move-ins.
Neighborhood safety indicators trend below national and metro averages, with crime levels ranking among the weaker segments of the Los Angeles–Long Beach–Glendale metro (relative to 1,441 neighborhoods). Nationally, the area falls into lower safety percentiles, indicating crime occurs more frequently here than in many U.S. neighborhoods.
Recent estimates also suggest year-over-year increases in both property and violent offenses at the neighborhood level. Investors should factor this into underwriting via security measures, partnership with local programs, and thoughtful tenant screening to support leasing stability without overrelying on aggressive rent growth.
Proximity to established employers supports a steady renter base and commute convenience, notably in healthcare, industrial gases, and media/telecom—sectors reflected below and relevant to workforce housing demand.
- Molina Healthcare — healthcare services (0.9 miles) — HQ
- Air Products & Chemicals — industrial gases (3.9 miles)
- Airgas — industrial gases (7.7 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (9.5 miles)
- Time Warner Business Class — media & telecom services (9.9 miles)
518 E 4th St offers exposure to a top-quartile Urban Core location with strong amenity density, a renter-heavy housing stock, and neighborhood occupancy trending in the low-90s. The 1989 vintage is newer than much of the surrounding inventory, providing a competitive position versus older buildings while leaving room for targeted upgrades that can capture premiums without immediate heavy-capex repositioning.
According to CRE market data from WDSuite, neighborhood-level rents exceed typical U.S. areas and home values are elevated, which reinforces reliance on multifamily options and supports pricing power. Within a 3-mile radius, household counts are rising and are projected to continue increasing, pointing to a larger tenant base even as household sizes edge down—favorable for lease-up and renewal prospects. Key risks include below-average safety metrics and resident affordability pressure, which call for disciplined operations and asset management.
- Top-quartile neighborhood within the Los Angeles–Long Beach–Glendale metro, supported by dense amenities and transit-friendly urban fabric
- 1989 construction provides competitive positioning versus older local stock, with selective value-add potential
- Renter-occupied housing share is high, indicating depth of tenant demand and support for occupancy stability
- Household growth within 3 miles expands the renter pool and supports leasing and renewal performance
- Risks: below-average safety metrics and affordability pressure require prudent operations and resident retention focus