| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Poor |
| Demographics | 10th | Poor |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5565 Ackerfield Ave, Long Beach, CA, 90805, US |
| Region / Metro | Long Beach |
| Year of Construction | 1973 |
| Units | 50 |
| Transaction Date | 2022-02-09 |
| Transaction Price | $13,650,000 |
| Buyer | ACKERFIELD 2 LLC |
| Seller | SUBTRUST CARLA PASCH DOOSE |
5565 Ackerfield Ave Long Beach Multifamily Investment
Neighborhood occupancy is solid and renter demand is deep, according to WDSuite’s CRE market data, supporting stable leasing for a 50-unit asset in North Long Beach. With a high share of renter-occupied housing units in the surrounding area, this location favors steady tenant flow and retention.
Situated in Long Beach’s urban core, the property benefits from a renter-driven neighborhood profile. The area’s occupancy rate is in the top quartile nationally and above the metro median (ranked 673 among 1,441 Los Angeles–Long Beach–Glendale neighborhoods), a positive indicator for income stability based on CRE market data from WDSuite. Renter-occupied housing units account for a high share locally (ranked 119 of 1,441 in the metro, 98th percentile nationally), signaling a broad tenant base for multifamily operators.
Local amenity patterns are mixed. Restaurant density scores competitively (98th percentile nationally), while neighborhood-serving grocery, parks, cafes, and pharmacies are limited in the immediate area relative to peers. For investors, this combination often points to consistent everyday demand but fewer on-block conveniences, which can influence marketing strategy and resident expectations rather than headline absorption.
Within a 3-mile radius, demographics indicate a stable population with modest recent growth and an expanding household count. Forecasts point to further increases in household totals alongside smaller average household sizes, which typically enlarges the renter pool and supports occupancy stability for mid-scale assets. Median household income has risen meaningfully in recent years, reinforcing the capacity to support rent levels in line with local market positioning.
Ownership costs in the neighborhood trend higher than the national average, which tends to sustain reliance on multifamily rentals and can aid lease retention. That said, rent-to-income ratios in the immediate neighborhood imply some affordability pressure; prudent lease management and renewal strategies can mitigate turnover risk and help preserve cash flow.
Safety metrics for the neighborhood trail national norms, with crime measures placing the area below average compared to neighborhoods nationwide. Within the Los Angeles–Long Beach–Glendale metro, the neighborhood ranks 1,313 out of 1,441 on crime, positioning it in the weaker cohort locally. Investors typically account for this through enhanced property-level security, lighting, and resident engagement to support retention and perception.
Recent year-over-year estimates show increases in both property and violent offenses at the neighborhood level. While conditions can vary block to block, underwriting should incorporate realistic operating assumptions for security-related expenses and consider how management practices and visibility can moderate risk over a multi-year hold.
The area draws from a diversified employment base that supports workforce housing demand and commute convenience. Nearby employers include industrial gases, defense-related operations, beverage distribution, and healthcare administration.
- Airgas — industrial gases (1.65 miles)
- Air Products & Chemicals — industrial gases (5.01 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (5.50 miles)
- Coca-Cola Downey — beverage distribution (5.62 miles)
- Molina Healthcare — healthcare administration (6.68 miles) — HQ
Built in 1973, the 50-unit property offers immediate scale in a renter-heavy pocket of Long Beach. The vintage positions the asset as newer than the neighborhood’s average construction year, suggesting competitive standing versus older stock while leaving room for targeted system upgrades or renovations to drive rent positioning. Neighborhood occupancy trends are above the metro median and top quartile nationally, supporting income durability.
According to CRE market data from WDSuite, the surrounding area shows strong renter concentration and a neighborhood-level NOI per unit profile that ranks favorably nationwide, aligning with steady demand drivers. Within a 3-mile radius, household counts are growing and average household size is trending lower over time, typically expanding the renter pool. Key considerations include neighborhood affordability pressure (elevated rent-to-income ratios) and safety metrics below national averages, both of which can be addressed through disciplined operations, security measures, and focused value-add.
- Solid occupancy trends above metro median support leasing stability
- 1973 vintage offers value-add and modernization potential versus older local stock
- Renter-heavy neighborhood and diversified nearby employers underpin tenant demand
- Larger household base within 3 miles indicates a growing renter pool over time
- Risks: neighborhood affordability pressure and below-average safety require active management