| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 91st | Best |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5922 Bixby Village Dr, Long Beach, CA, 90803, US |
| Region / Metro | Long Beach |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5922 Bixby Village Dr Long Beach 20-Unit Multifamily
Stable neighborhood occupancy and strong renter demand in Long Beach’s inner suburb support cash flow resilience, according to WDSuite’s CRE market data. Investors may find durable leasing fundamentals with proximity-driven appeal and limited new competitive stock nearby.
Located in an inner-suburb pocket of Long Beach, the property benefits from a neighborhood rated A- with competitive fundamentals among Los Angeles-Long Beach-Glendale, CA neighborhoods. Occupancy trends are strong and sit in the top quartile nationally, signaling steady leasing and lower downtime risk compared with many U.S. submarkets (ranked against 1,441 metro neighborhoods).
Amenity access skews toward dining and recreation, with restaurants and cafes performing at high national percentiles, while parks are also well represented. Daily-needs retail is less concentrated in the immediate neighborhood, so residents may rely on short drives for groceries and pharmacies. Average school ratings are strong (top national tier), which can support resident retention and longer tenancy horizons.
Within a 3-mile radius, population growth has been positive in recent years, households have increased, and forward-looking projections indicate further household expansion and higher incomes—supporting a larger tenant base and pricing power for well-positioned assets. The renter-occupied share within this 3-mile area is near half of housing units, indicating a deep pool of potential renters and demand stability for multifamily.
The asset’s 1986 vintage is slightly newer than the neighborhood’s average construction year, providing a relative competitive edge versus older stock. Investors should still plan for system updates or targeted renovations to keep pace with renter expectations, but the age profile supports a balanced value-add or maintenance program rather than heavy repositioning.
Home values in the neighborhood are elevated versus national norms, and value-to-income ratios are high. In practice, this high-cost ownership environment tends to reinforce reliance on rental housing and supports retention for quality, well-managed units. At the same time, rent-to-income metrics point to manageable affordability pressure compared with many coastal peers, which can aid collections and renewals.
Safety indicators trend below national averages here, with the neighborhood ranking weaker on crime relative to many areas in the Los Angeles-Long Beach-Glendale metro (benchmarked among 1,441 neighborhoods). Nationally, the neighborhood falls below mid-percentile levels for both violent and property offense rates.
Investors should underwrite pragmatic security measures—lighting, access controls, and partnership with property management—to support resident experience and retention. Monitoring local trendlines remains prudent to gauge whether recent shifts are cyclical or sustained before assuming improvement in underwriting.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience for residents. Key employers within a short drive include Molina Healthcare, International Paper’s Cypress retail packaging operations, Air Products & Chemicals, Time Warner Business Class, and Airgas.
- Molina Healthcare — healthcare services (4.8 miles) — HQ
- INTERNATIONAL PAPER Cypress Retail Packaging — paper & packaging (5.7 miles)
- Air Products & Chemicals — industrial gases (7.2 miles)
- Time Warner Business Class — telecom services (7.5 miles)
- Airgas — industrial gases & distribution (8.1 miles)
This 20-unit asset in Long Beach’s inner suburb offers a blend of occupancy stability, affluent household profiles, and a sizable renter base within a 3-mile radius—favorable ingredients for durable cash flow. Based on commercial real estate analysis from WDSuite, neighborhood occupancy performs in the top national quartile, while elevated home values and ownership costs reinforce reliance on multifamily, supporting demand depth and renewal potential.
Built in 1986, the property is slightly newer than the neighborhood average, suggesting competitive positioning versus older stock and a clear path for targeted value-add (common areas, interiors, and system refreshes) rather than heavy redevelopment. Forward projections indicate continued growth in local households and incomes within 3 miles, which can support lease-up velocity and measured rent positioning, provided operators remain attentive to affordability and resident retention.
- Top-quartile neighborhood occupancy supports leasing durability and lower downtime risk.
- High-cost ownership market reinforces multifamily demand and renewal potential.
- 1986 vintage offers value-add upside with competitive positioning versus older local stock.
- 3-mile household and income growth expands the renter pool and supports pricing power.
- Risk: below-average safety indicators and variable daily-needs retail concentration warrant prudent operations and underwriting.