| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 55th | Good |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 730 Magnolia Ave, Long Beach, CA, 90813, US |
| Region / Metro | Long Beach |
| Year of Construction | 1985 |
| Units | 25 |
| Transaction Date | 2017-10-19 |
| Transaction Price | $3,400,000 |
| Buyer | LA MIRAGE MPI LLC |
| Seller | PS REALTY HOLDINGS LLC |
730 Magnolia Ave Long Beach Urban-Core Multifamily
Neighborhood occupancy trends sit in the low-90s with a high renter-occupied share, pointing to a durable tenant base and steady leasing, according to WDSuite’s CRE market data. Positioned in central Long Beach, the asset benefits from strong amenity access that supports day-to-day livability and retention.
Located in Long Beach’s Urban Core, the property sits in a neighborhood rated A and ranked 185 out of 1,441 metro neighborhoods — competitive among Los Angeles-Long Beach-Glendale neighborhoods. Dense amenity coverage stands out: restaurants and groceries score in the upper national percentiles, with parks and pharmacies also abundant. This concentration of daily services typically supports leasing velocity and resident retention.
The building’s 1985 vintage is newer than the neighborhood’s average construction year (1963). That positioning can help competitiveness versus older local stock while still warranting targeted modernization for systems and common areas to sustain rentability and reduce near-term capital surprises.
Tenure patterns reinforce multifamily demand: the neighborhood shows a high share of renter-occupied housing units (above metro median), indicating depth in the tenant pool and support for occupancy stability across cycles. Neighborhood occupancy trends are around the national mid-range and have been broadly steady in recent years.
Within a 3-mile radius, households have grown modestly despite a modest population decline, and forecasts indicate further household growth alongside smaller average household sizes. This shift generally expands the renter pool and supports sustained demand for smaller formats. At the same time, elevated home values relative to incomes (high national percentile) suggest a high-cost ownership market, which typically sustains reliance on multifamily rentals and can bolster lease retention.
Schools in the immediate area trend below the national median, which can matter for some renter segments; however, the location’s amenity density and transit-friendly urban fabric remain compelling for workforce and lifestyle renters seeking proximity to jobs and services.
Crime indicators in this neighborhood trend on the higher side compared with the metro and are below national safety percentiles. The area’s crime rank is toward the higher-crime end of the Los Angeles-Long Beach-Glendale metro (measured against 1,441 neighborhoods), and national percentiles for violent and property offenses are low relative to safer peer areas. Recent one-year changes indicate increases in estimated violent and property offense rates, underscoring the importance of security-aware operations, lighting, and access controls.
For investors, this calls for prudent underwriting of loss expectations and proactive property management. Comparative framing, rather than block-level conclusions, is most appropriate; operators often mitigate risk through on-site presence, building systems, and resident screening to support leasing and retention.
Proximity to established employers underpins renter demand in the urban core, offering short commutes for workforce renters. Nearby corporate nodes include Molina Healthcare, Air Products & Chemicals, Airgas, International Paper Cypress Retail Packaging, and Time Warner Business Class.
- Molina Healthcare — managed care (0.66 miles) — HQ
- Air Products & Chemicals — industrial gases (3.25 miles)
- Airgas — industrial gases distribution (7.52 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging offices (10.13 miles)
- Time Warner Business Class — telecom services (10.16 miles)
This 1985-vintage, 25-unit asset sits in a high-amenity Urban Core pocket of Long Beach where renter concentration and commute convenience support depth of demand. Neighborhood occupancy trends in the low-90s, combined with strong amenity access and a high-cost ownership landscape, point to consistent leasing and potential pricing power through cycles. Based on commercial real estate analysis and CRE market data from WDSuite, the submarket’s services density and renter-occupied share are favorable for multifamily operators focused on retention.
Relative to older local stock, the property’s vintage can be competitively positioned with targeted renovations to common areas and in-unit finishes. Key watch items include safety considerations, below-median school ratings, and resident affordability pressures, which call for disciplined expense controls, thoughtful amenity programming, and calibrated rent strategies.
- Urban-core location with top-tier amenity access supporting leasing and retention
- High renter-occupied share indicates a deep tenant base and stable demand
- 1985 vintage offers competitive positioning versus older stock with value-add upside
- High-cost ownership market reinforces reliance on rentals and potential pricing power
- Risks: elevated crime relative to metro, below-median schools, and affordability pressure