| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 28th | Poor |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13824 Arthur Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | 2016-03-17 |
| Transaction Price | $5,150,000 |
| Buyer | PI ARTHUR AVENUE LLC |
| Seller | ABDELLATIF MAHMOUD |
13824 Arthur Ave Paramount, CA Multifamily Investment
Neighborhood occupancy has held firm, supporting cash-flow stability for well-run assets, according to WDSuite’s CRE market data. Metrics cited are measured at the neighborhood level, not the property.
Paramount’s Urban Core setting offers durable renter demand signals for a 24-unit asset. Neighborhood occupancy is strong (top quartile nationally) and ranks above the metro median among 1,441 Los Angeles neighborhoods, based on CRE market data from WDSuite. Importantly, these figures reflect neighborhood conditions rather than the property itself.
Renter-occupied housing accounts for a high share of neighborhood units, indicating a deep tenant base that can support leasing velocity and retention for multifamily. Median contract rents in the neighborhood sit in a higher national percentile, while the rent-to-income ratio near 0.29 suggests some affordability pressure to manage through disciplined renewals and unit positioning.
Within a 3-mile radius, households increased even as population edged slightly lower over the last five years, pointing to smaller household sizes and a steady flow of households seeking apartments. Forward-looking estimates indicate further growth in household counts alongside rising incomes, which can expand the renter pool and support occupancy stability over time.
The property’s 1987 construction is slightly newer than the neighborhood’s average vintage (1981), which can provide a competitive edge versus older stock; investors should still plan for targeted capital improvements common for late-1980s buildings. Everyday services mapped strictly within the neighborhood boundaries are limited outside of dining (restaurants test above the national median), so residents may rely on nearby corridors for groceries, parks, and pharmacies—an operating consideration for marketing and tenant retention.
Safety indicators for the neighborhood are mixed relative to Los Angeles peers and national benchmarks. Overall crime sits around the metro middle tier (ranked 933 out of 1,441 metro neighborhoods), while national comparisons show property and violent offense rates below the national median percentiles. Notably, estimated property offense trends improved over the past year, indicating recent directional progress. These statistics describe neighborhood-level patterns rather than block-specific conditions.
Nearby industrial, beverage, and telecom operations provide a broad employment base that can underpin renter demand for workforce housing and reduce commute friction for residents. The list below highlights major employers within commuting distance that align with this profile.
- Airgas — industrial gases (1.9 miles)
- Coca-Cola Downey — beverage bottling/distribution (2.7 miles)
- Raytheon Public Safety RTC — defense-related offices (2.9 miles)
- International Paper — packaging/paper (6.1 miles)
- Time Warner Business Class — telecom/business services (6.5 miles)
This 24-unit asset’s case rests on neighborhood-level occupancy strength, a high renter concentration, and steady household formation within a 3-mile radius. Elevated home values in the area tend to sustain reliance on multifamily rentals, supporting lease-up and retention. According to commercial real estate analysis from WDSuite, neighborhood occupancy ranks above the metro median and in the top quartile nationally, reinforcing an outlook for stable performance when paired with disciplined operations.
Built in 1987, the property is modestly newer than the neighborhood’s average vintage, suggesting competitive positioning versus older stock while leaving room for targeted value-add through systems updates and interior modernization. Affordability management remains important: neighborhood rent levels are high nationally and the rent-to-income ratio implies measured renewal strategies to balance pricing power with retention.
- Strong neighborhood occupancy and high renter-occupied share support depth of tenant demand
- Elevated regional home values reinforce multifamily reliance and can aid lease stability
- 1987 vintage offers competitive positioning with targeted value-add potential
- Growing household counts within 3 miles point to a larger renter pool over time
- Risks: mixed safety indicators and limited in-neighborhood amenities call for proactive tenant engagement and marketing