| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 39th | Fair |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14812 Gridley Rd, Norwalk, CA, 90650, US |
| Region / Metro | Norwalk |
| Year of Construction | 1972 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14812 Gridley Rd Norwalk Multifamily Investment Thesis
Neighborhood occupancy trends are durable and ownership costs are elevated for the area, reinforcing rental demand, according to WDSuite's CRE market data. With established 1970s vintage and 52 units, the asset lends itself to targeted renovations tied to rent-ready positioning.
Livability fundamentals around 14812 Gridley Rd are favorable for daily needs: grocery access sits in the top quartile nationally, childcare density is also strong, and parks and restaurants are comparatively abundant. Cafe and pharmacy density is more limited, which places greater emphasis on in-unit conveniences and on-site services to support retention.
From an investment standpoint, the neighborhood's occupancy rate is high relative to national benchmarks, supporting income stability. Median asking rents in the neighborhood are above national medians and have trended upward over the past five years, per WDSuite. In a high-cost homeownership context, this tends to sustain the renter pool and can underpin leasing velocity.
Tenure within a 3-mile radius skews mixed, with roughly 43% of housing units renter-occupied. That renter concentration indicates a meaningful tenant base for multifamily, with depth that supports ongoing demand and renewal potential. According to WDSuite's multifamily property research, median household incomes in the area are comparatively high, which can help manage rent-to-income ratios and support collections discipline.
School ratings in the neighborhood measure below the national median, which may matter for family renters; however, proximity to employment nodes and convenient retail often offsets this for working households. The property's 1972 vintage is older than the area's average construction year, suggesting potential value-add through exterior and interior updates and selective systems modernization.
Safety metrics for the neighborhood track below national medians, with both violent and property crime measures sitting in lower national percentiles. Recent trends show year-over-year declines in estimated property offenses, which is a constructive directional signal, but investors should underwrite security line items, lighting, and access control consistent with urban Los Angeles submarkets. Comparatively, conditions remain weaker than many Los Angeles-Long Beach-Glendale metro neighborhoods out of 1,441 total, so positioning and resident engagement programs can be material to retention.
The area draws on a broad employment base spanning telecom, defense technology, auto parts distribution, beverages, and healthcare headquarters, supporting commuter convenience and a stable renter pool.
- Time Warner Business Class — telecom services (2.5 miles)
- Raytheon Public Safety RTC — defense technology (2.7 miles)
- LKQ — auto parts distribution (3.0 miles)
- Coca-Cola Downey — beverage operations (3.3 miles)
- Molina Healthcare — healthcare services (10.9 miles) — HQ
14812 Gridley Rd offers a stabilized demand backdrop within Los Angeles County, where neighborhood occupancy is strong and home values indicate a high-cost ownership market that supports sustained reliance on rentals. The 1972 vintage presents clear value-add potential through modernization of interiors and building systems, while above-median neighborhood rents and manageable rent-to-income dynamics support collections and renewal strategies, based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, households are expected to increase as average household sizes trend lower, which can expand the renter pool over time. Access to a diversified set of nearby employers further underpins leasing stability, even as investors should price for security enhancements and selective capex given the older physical plant and below-median safety readings.
- High neighborhood occupancy and above-median rents support income stability
- 1972 vintage provides actionable value-add via interior and systems updates
- High-cost ownership market reinforces renter reliance and renewal potential
- Diversified nearby employers bolster tenant demand and retention
- Risks: below-median safety and age-related capex warrant underwriting allowances