| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 91st | Best |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5904 Bixby Village Dr, Long Beach, CA, 90803, US |
| Region / Metro | Long Beach |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5904 Bixby Village Dr Long Beach 20-Unit Asset
Neighborhood fundamentals show high renter demand and stable occupancy, according to WDSuite’s CRE market data for the surrounding Long Beach submarket. The property’s infill location near jobs and amenities supports durable leasing conditions at the neighborhood level.
Situated in Long Beach’s inner-suburban fabric, the neighborhood rates A- and is positioned above metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, per WDSuite. Occupancy at the neighborhood level is strong (ranked in the upper tiers metro-wide and top quartile nationally), indicating stable tenant retention dynamics rather than frequent lease churn.
Lifestyle access is a draw: restaurant and cafe density benchmarks land in the top quartile nationally, while parks are also competitive. By contrast, daily-needs retail like groceries and pharmacies is thinner within the immediate neighborhood footprint, which may shift some residents to drive for errands. Average school ratings trend strong (top decile nationally), a supportive signal for long-term residential desirability.
Rents and incomes point to durable demand. At the neighborhood scale, median contract rents track near the upper end of the metro and well above national norms, while rent-to-income ratios are comparatively manageable, a combination that can aid lease retention. Median home values in this area are consistent with a high-cost ownership market, which tends to sustain reliance on multifamily housing and supports pricing power.
Tenure and demographics add depth to the renter base. Within a 3-mile radius, renter-occupied housing units account for roughly half of stock today and are projected to edge higher over the next five years, supporting a larger tenant base. The same 3-mile view shows recent population growth, with additional increases in households forecast, which should reinforce multifamily demand and support occupancy stability. The asset’s 1986 vintage is slightly newer than the neighborhood’s average construction year (1980), offering relative competitiveness versus older stock while still warranting planning for modernization of major systems.
Safety trends should be weighed thoughtfully. The neighborhood ranks 1,310 out of 1,441 metro neighborhoods for overall crime exposure, indicating conditions that are below the metro median and below the national median (national percentile in the lower quartile). Recent year-over-year changes point to increases in both property and violent offense rates at the neighborhood level, so investors may wish to underwrite security measures and tenant-experience initiatives accordingly.
Nearby corporate offices provide a diversified employment base that supports workforce renter demand and commute convenience, notably in healthcare, packaging, industrial gases, telecommunications, and distribution.
- Molina Healthcare — healthcare services (4.8 miles) — HQ
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (5.7 miles)
- Air Products & Chemicals — industrial gases (7.1 miles)
- Time Warner Business Class — telecommunications (7.4 miles)
- Airgas — industrial gases (8.1 miles)
This 20-unit, 1986-vintage asset benefits from an infill Long Beach location where neighborhood occupancy is historically high and rents benchmark near the top of the metro, supporting income durability relative to older inventory. Based on CRE market data from WDSuite, a high-cost ownership landscape in the area reinforces renter reliance on multifamily housing, while rent-to-income levels indicate room for lease management without outsized affordability pressure.
Within a 3-mile radius, recent population growth and a projected increase in households point to renter pool expansion, supporting leasing stability over a multi-year hold. The vintage is slightly newer than the neighborhood average, offering competitive positioning with potential to capture value through targeted modernization of building systems and unit finishes.
- Infill Long Beach location with strong neighborhood occupancy supporting steady collections
- Rents near metro high end and manageable rent-to-income ratios aid retention
- 3-mile demographics indicate population and household growth, expanding the tenant base
- 1986 vintage slightly newer than area average; targeted upgrades can enhance competitiveness
- Risk: below-median safety trends and thinner daily-needs retail nearby warrant prudent underwriting