| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 28th | Poor |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13924 McClure Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1987 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13924 McClure Ave Paramount CA Multifamily Investment
Neighborhood data points to resilient renter demand and high occupancy, according to WDSuite’s CRE market data, which supports income stability for a 22‑unit asset in Paramount. Figures reference the surrounding neighborhood, not the property’s current performance.
The property sits in Paramount within the Los Angeles–Long Beach–Glendale metro, where neighborhood fundamentals skew pro‑renter. Renter‑occupied housing accounts for a large share of local units (65.2%), indicating a deep tenant base that can support leasing velocity and renewals. Neighborhood occupancy is strong at 97.9% and ranks 271 out of 1,441 metro neighborhoods—competitive among Los Angeles–Long Beach–Glendale locations and in the top quartile nationally by percentile. Median asking rents in the neighborhood are elevated relative to national norms, reinforcing the need for careful lease management and positioning.
Local livability is mixed. Restaurant density tracks above national norms, while counts of cafes, groceries, parks, and pharmacies are limited within the immediate neighborhood, which may concentrate daily‑needs trips along nearby corridors. For investors, this suggests residents may prioritize functional units, parking, and commute convenience over walkable retail. Where applicable, commercial real estate analysis of comparable submarkets with similar amenity profiles can help calibrate renovation scopes toward in‑unit value drivers.
Within a 3‑mile radius, households have grown over the last five years even as population has edged down slightly, implying smaller average household sizes and a potential shift toward more households competing for available rentals. Projections indicate continued growth in household counts alongside higher incomes over the next five years, which can expand the renter pool and help sustain occupancy, though pricing should remain sensitive to local rent‑to‑income dynamics.
Vintage context matters for competitiveness. Built in 1987, the asset is somewhat newer than the neighborhood’s average vintage, which can reduce near‑term capital needs compared with older stock while still leaving room for targeted upgrades (systems, interiors, common areas) to capture renter preferences and support rent integrity.
Safety indicators are mixed when benchmarked against broader geographies. The neighborhood’s overall crime standing sits around the middle of national comparisons (about the 45th national percentile), and its metro crime rank should be interpreted relative to 1,441 Los Angeles–Long Beach–Glendale neighborhoods. Recent trends show meaningful improvement in property offenses over the last year (a stronger trajectory relative to many neighborhoods nationwide), while violent‑offense readings track weaker and have risen year over year. Investors typically account for these contrasts through enhanced lighting, access control, and community standards to support resident retention.
Nearby employers span industrial gas, beverages, public safety/defense services, and packaging, with additional regional healthcare corporate employment. This mix supports workforce housing demand and commute convenience for renters.
- Airgas — industrial gases (1.8 miles)
- Coca-Cola Downey — beverages (2.7 miles)
- Raytheon Public Safety RTC — defense & public safety services (2.9 miles)
- International Paper — packaging (6.1 miles)
- Molina Healthcare — healthcare services (10.0 miles) — HQ
This 22‑unit asset benefits from a neighborhood with high occupancy and a pronounced renter orientation, supporting durable leasing. Built in 1987, it is newer than the local average vintage, positioning it competitively versus older stock while leaving room for targeted value‑add to drive rent integrity and renewal capture. Elevated neighborhood rents and a high value‑to‑income landscape suggest ownership costs are significant for many households, which can reinforce reliance on multifamily rentals; according to CRE market data from WDSuite, local occupancy trends outperform many peer neighborhoods in the metro.
Within a 3‑mile radius, households have increased and are projected to rise further even as average household size declines, which can expand the tenant base and support occupancy stability. Amenity scarcity in the immediate neighborhood, mixed safety signals, and rent‑to‑income pressure are considerations, but they can be managed with disciplined renovations, competitive unit finishes, and pragmatic pricing.
- Strong neighborhood occupancy and deep renter concentration support leasing stability
- 1987 vintage offers relative competitiveness with targeted value‑add potential
- Household growth within 3 miles points to a larger tenant base over time
- Elevated ownership costs locally can sustain multifamily demand and renewals
- Risks: limited nearby amenities, mixed safety trends, and affordability pressure require careful lease and capex management