| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 28th | Poor |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14042 McClure Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1988 |
| Units | 24 |
| Transaction Date | 1997-07-10 |
| Transaction Price | $60,500 |
| Buyer | NODAR RUDY P |
| Seller | MAINS DAVID |
14042 McClure Ave, Paramount CA Multifamily Investment
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite’s CRE market data. Expect durable leasing supported by a sizable renter base and a high-cost ownership market in southeast Los Angeles County.
Situated in Paramount’s Urban Core, the property is positioned in a renter-heavy pocket where neighborhood occupancy is strong. The neighborhood’s occupancy ranks 271 of 1,441 Los Angeles-Long Beach-Glendale neighborhoods and sits in the top quartile nationally, signaling stability that supports income consistency through market cycles.
Renter concentration at the neighborhood level is high (renter-occupied share), which expands the local tenant pool and can aid lease-up and retention for smaller assets. At the same time, elevated home values relative to incomes (high national percentile for value-to-income) indicate a high-cost ownership market, which tends to sustain reliance on multifamily housing and can reinforce pricing power when managed prudently.
Within a 3-mile radius, demographics show households increased in recent years and are projected to rise further even as population trends modestly down, reflecting smaller average household sizes. This pattern usually supports a larger tenant base over time and can underpin occupancy stability. Median household income growth is also projected to be healthy, which can support rent levels and reduce turnover risk when paired with disciplined lease management and thoughtful unit finishes.
Amenity density inside the immediate neighborhood is thin for daily needs, but restaurant access is comparatively better than many areas (above the national median for restaurants per square mile). For investors, this mix suggests car-oriented convenience with pockets of dining nearby rather than a true amenity-rich streetscape, which should be considered in marketing and retention strategies.
Safety indicators track below national midline overall (around the 45th percentile nationally), placing the neighborhood below the metro median at 933 of 1,441 Los Angeles-Long Beach-Glendale neighborhoods. Year over year, estimated property offenses have declined meaningfully (strong improvement percentile nationally), while violent offense measures sit closer to the lower national third. For underwriting, this points to mixed but improving conditions—appropriate for conservative assumptions and routine property-level security measures.
Nearby employers span industrial gases, beverages, public safety technology, and packaging, offering a diversified employment base that supports workforce housing demand and commute convenience for renters.
- Airgas — industrial gases (1.7 miles)
- Coca-Cola Downey — beverages and distribution (2.8 miles)
- Raytheon Public Safety RTC — public safety technology (3.0 miles)
- International Paper — packaging and paper products (6.2 miles)
- Time Warner Business Class — telecom/business services (6.3 miles)
This 24-unit, 1988-vintage asset offers exposure to a renter-driven submarket where neighborhood occupancy sits in the top quartile across the metro and nationally, supporting income durability. The vintage is slightly newer than the area’s average building stock, which can enhance competitiveness versus older assets while still leaving room for targeted renovations and systems updates to capture value-add upside. Based on CRE market data from WDSuite, elevated ownership costs in the area help sustain multifamily demand, and within a 3-mile radius households are projected to grow despite modest population contraction—expanding the tenant base through smaller household sizes.
Operating considerations include thinner immediate amenity density and safety metrics that sit below national midline, warranting conservative underwriting and pragmatic on-site policies. Still, the combination of strong neighborhood occupancy, a deep renter pool, and improving property crime trends creates a foundation for steady leasing with thoughtful asset management.
- Strong neighborhood occupancy (ranked 271 of 1,441; top quartile nationally) supports income stability
- 1988 vintage is newer than nearby averages, with value-add potential via selective upgrades
- High-cost ownership market reinforces reliance on rentals, aiding pricing power and retention
- 3-mile radius households projected to increase, expanding the renter base and supporting lease-up
- Risks: below-median safety metrics and limited immediate amenities call for conservative underwriting