| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 28th | Poor |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14009 Paramount Blvd, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1988 |
| Units | 48 |
| Transaction Date | 2013-10-29 |
| Transaction Price | $7,900,000 |
| Buyer | PI PARAMOUNT BOULEVARD LLC |
| Seller | MARCHAND LEO D |
14009 Paramount Blvd, Paramount CA Multifamily Investment
Neighborhood occupancy is high and renter demand is deep, according to WDSuite’s CRE market data, positioning this 48-unit asset for stable leasing in an Urban Core pocket of Los Angeles County. With elevated ownership costs nearby, the local tenant base tends to rely on multifamily options, supporting retention and pricing discipline.
Location dynamics and renter demand
The surrounding neighborhood posts a strong occupancy profile and a high share of renter-occupied housing units at the neighborhood level, supporting a larger tenant base and steady lease-up potential. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s occupancy rank is competitive among 1,441 neighborhoods, and trends have inched higher over the past five years. These are neighborhood statistics, not property performance, but they point to depth of demand that can support stabilized operations.
Construction vintage in the area skews early-1980s on average, while this property was built in 1988. Being somewhat newer than the neighborhood norm can help competitive positioning versus older stock; investors should still plan for system updates and selective renovations to maintain rentability relative to comparable assets.
Within a 3-mile radius, demographics indicate modest population softening alongside growth in households and families, suggesting smaller household sizes and a gradual renter pool expansion. Median incomes have risen meaningfully over the past five years, and projected income gains further support lease eligibility and collections. Framed through commercial real estate analysis, elevated home values in the neighborhood and a high value-to-income environment reinforce renter reliance on multifamily housing, which can aid retention and occupancy stability.
Amenity density reported at the neighborhood level (retail, parks, groceries, and childcare) is relatively light compared with the metro, while restaurants are more prevalent. For investors, this implies household needs may be met across a broader trade area rather than within a few blocks, a manageable consideration in underwriting but worth noting for marketing and resident experience.
Safety context
Neighborhood safety indicators sit below the national midpoint overall, and the area ranks below the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods. Property crime rates have improved year over year, trending favorably compared with national peers, while violent crime measures are less favorable. These are neighborhood-level patterns and can vary by block; investors should validate on-the-ground conditions and align security, lighting, and access controls with operating plans.
Employment base and commute access
Nearby industrial and corporate operations provide a steady employment base that supports multifamily renter demand and commute convenience. The list below highlights proximate employers relevant to workforce stability in this submarket.
- Airgas — industrial gases (1.8 miles)
- Coca-Cola Downey — beverage distribution (2.7 miles)
- Raytheon Public Safety RTC — technology & training (2.9 miles)
- International Paper — packaging & paper (6.1 miles)
- Time Warner Business Class — telecommunications services (6.3 miles)
Investment thesis
Built in 1988, the property is slightly newer than the neighborhood’s early-1980s average, offering a modest competitive edge versus older stock while still benefiting from targeted modernization to enhance rents and durability. At the neighborhood level, occupancy is strong and renter concentration is high, indicating a deeper tenant base and potential for steady leasing. According to CRE market data from WDSuite, elevated ownership costs locally support sustained multifamily demand and can bolster retention strategies.
Within a 3-mile radius, household counts have risen despite flat-to-declining population trends, implying smaller household sizes and a broader pool of renters over time. Income growth and projected gains support leasing fundamentals, though lighter amenity density and mixed safety readings warrant prudent operating practices and resident-experience investments.
- High neighborhood occupancy and strong renter concentration support stable leasing
- 1988 vintage offers competitive positioning with value-add potential via selective upgrades
- Elevated ownership costs reinforce reliance on rentals, aiding retention and pricing power
- 3-mile household growth and income gains expand the qualified renter base
- Risks: lighter amenity density and variable safety metrics require active management