| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 25th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6640 Orizaba Ave, Long Beach, CA, 90805, US |
| Region / Metro | Long Beach |
| Year of Construction | 1988 |
| Units | 31 |
| Transaction Date | 1997-05-01 |
| Transaction Price | $1,135,000 |
| Buyer | H K REALTY INC |
| Seller | TRUST CHEN PHILIP L AND JENNY H TRS CHEN |
6640 Orizaba Ave Long Beach Multifamily Investment
Neighborhood occupancy trends sit above the metro median and the renter-occupied share is high at the neighborhood level, supporting stable leasing conditions according to WDSuite’s CRE market data.
The property sits in Long Beach’s Urban Core, where neighborhood-level occupancy is competitive among Los Angeles-Long Beach-Glendale neighborhoods and above the metro median (ranked 357 of 1,441; 85th percentile nationally). This points to steady tenant retention and reduced downtime between turns. The area’s amenity access ranks in the top quartile among 1,441 metro neighborhoods, with strong grocery, cafe, and pharmacy density, though local park access is limited — factors that support daily convenience for residents but leave outdoor space more dependent on private/community areas.
The average neighborhood construction year skews older than this asset (1967 vs. a 1988 vintage). Being newer than much of the local stock can support competitive positioning versus older comparables, while investors should still plan for selective modernization as systems age to maintain rentability.
At the neighborhood level, an estimated 76% of housing units are renter-occupied, indicating a deep renter base that can support multifamily demand. Within a 3-mile radius, demographics show essentially flat population with modest household growth historically and expectations for additional households by 2028; together these trends suggest incremental expansion of the local renter pool and support for occupancy stability.
Home values in the neighborhood rank high nationally, and typical rents are also elevated relative to local incomes, which can create affordability pressure. For investors, a high-cost ownership landscape tends to reinforce reliance on rental housing, while the rent-to-income dynamic merits thoughtful lease management to balance pricing power with retention. These takeaways are grounded in WDSuite’s multifamily property research.
Safety indicators for the immediate neighborhood trend below metro averages: the area ranks 1,315 out of 1,441 metro neighborhoods and sits in a lower national safety percentile. Recent data also indicate year-over-year increases in both property and violent offenses. For underwriting, many investors budget for lighting, access control, and on-site management practices that can support resident comfort and retention, while relying on ongoing monitoring of city and precinct-level trends rather than block-specific assumptions.
Nearby employment includes industrial gases and chemicals, defense/public safety technology, beverage bottling, telecommunications business services, and related operations — a mix that supports workforce housing demand and commute convenience for residents.
- Airgas — industrial gases (0.76 miles)
- Raytheon Public Safety RTC — defense & public safety technology (4.31 miles)
- Coca-Cola Downey — beverage bottling & distribution (4.40 miles)
- Time Warner Business Class — telecommunications business services (5.55 miles)
- Air Products & Chemicals — industrial gases & chemicals (6.06 miles)
6640 Orizaba Ave is a 1988-vintage asset in a renter-heavy Long Beach neighborhood where occupancy performs above the metro median. The property’s relative youth versus much of the surrounding stock can aid competitive positioning, while selective updates may unlock further rentability. Elevated home values in the neighborhood underpin reliance on rental housing, supporting depth of demand even as affordability pressures call for careful lease management, according to commercial real estate analysis from WDSuite.
Within a 3-mile radius, household growth and a broad working-age population point to a larger tenant base over time, while strong daily-need amenities bolster livability. Safety trends lag metro norms, so underwriting typically benefits from security investments and operational oversight.
- Above-metro neighborhood occupancy supports income stability
- 1988 vintage is newer than much of local stock, with value-add modernization potential
- High-cost ownership market reinforces renter reliance and demand depth
- Amenity-rich environment (groceries, cafes, pharmacies) enhances resident convenience
- Risk: Safety metrics trail metro averages; plan for security and active management