| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 83rd | Best |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3400 N Valley Dr, Manhattan Beach, CA, 90266, US |
| Region / Metro | Manhattan Beach |
| Year of Construction | 1991 |
| Units | 48 |
| Transaction Date | 1996-07-18 |
| Transaction Price | $427,500 |
| Buyer | WARREN CLIFTON R |
| Seller | LANE JASON |
3400 N Valley Dr Manhattan Beach Multifamily Investment
Situated in a high-income, ownership-heavy pocket of Manhattan Beach, this 48-unit asset benefits from steady neighborhood occupancy and strong renter purchasing power, according to WDSuite’s CRE market data. Elevated home values in the area support durable rental demand and potential pricing power for well-managed units.
The property is in an Urban Core neighborhood with a B+ rating, competitive among Los Angeles-Long Beach-Glendale, CA neighborhoods (ranked 408 out of 1,441). Neighborhood occupancy is stable and slightly above national norms, with a modest uptick over the past five years, supporting income reliability for professionally managed assets.
Local livability is underpinned by excellent schools (average rating 5.0; top tier nationally) and robust family-oriented services, with childcare density performing in the top decile nationwide. Parks access scores well above national averages, and restaurants are also strong relative to U.S. peers, while day-to-day retail concentration is thinner in the immediate blocks, suggesting residents rely on nearby corridors for groceries and pharmacies.
Ownership costs are among the highest in the country (home values at the 100th national percentile), which reinforces reliance on multifamily housing for flexibility and helps sustain renter demand and lease retention. Median contract rents for the neighborhood sit near the top of U.S. benchmarks (99th percentile), indicating a premium market where product quality and operations discipline are key to maintaining occupancy and collections.
The building’s 1991 vintage is newer than the neighborhood’s average construction year (1967; rank 833 of 1,441 metro neighborhoods), giving it a relative competitive edge versus older stock. Investors should still plan for targeted system upgrades and modernization to meet current renter expectations and to preserve competitive positioning.
Tenure data suggests a smaller local renter base at the neighborhood level (renter-occupied share is modest), but within a 3-mile radius, households are projected to grow through 2028, with smaller average household sizes. This combination points to a larger tenant base over time and supports occupancy stability for well-located multifamily properties.
Neighborhood safety indicators are generally favorable compared with national averages. Overall crime performance sits modestly above the national median (54th percentile safer nationwide), with property offenses notably better than peers (around the 71st percentile for safety), while violent crime trends near the national midpoint (48th percentile), based on WDSuite’s data.
Recent trend signals are mixed: estimated property offenses improved year over year, whereas estimated violent offenses rose over the same period. For investors, this calls for standard security and lighting best practices, but the broader positioning remains competitive among U.S. neighborhoods. Within the Los Angeles metro context (1,441 neighborhoods), these dynamics are consistent with comparatively stable coastal enclaves.
Proximity to major corporate employers supports a deep professional renter pool and commute convenience, including Mattel, Southwest Airlines operations at LAX, Microsoft offices, Symantec, and Abbott Laboratories.
- Mattel — consumer products HQ (1.5 miles) — HQ
- Southwest Airlines Counter — airline operations (3.3 miles)
- Microsoft Offices The Reserves — technology offices (5.5 miles)
- Symantec — cybersecurity offices (6.1 miles)
- Abbott Laboratories — healthcare products (8.6 miles) — HQ
This 48-unit, 1991-vintage asset sits in a premium ownership market where elevated home values and high household incomes underpin durable rental demand. Neighborhood occupancy has trended up modestly, and median rents benchmark near the top nationally, reinforcing the importance of quality operations to sustain leasing velocity and pricing. Within a 3-mile radius, projections point to growth in households and a slight reduction in average household size, expanding the potential renter pool and supporting occupancy stability. According to CRE market data from WDSuite, local schools and amenities compare favorably at the national level, which can aid long-term retention.
Relative to older area stock (average vintage 1967), the property’s 1991 construction offers a competitive edge while still allowing room for targeted value-add through systems modernization and unit updates. The neighborhood’s renter-occupied share is modest, but the broader radius indicates a deepening tenant base, suggesting demand resilience for well-positioned, well-managed units.
- Prime coastal location with top-tier schools and amenities supporting retention
- 1991 vintage offers relative competitiveness versus older local stock and value-add potential
- High-cost ownership market sustains multifamily demand and pricing power
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: modest renter concentration in the immediate neighborhood; maintain security best practices amid mixed safety trends