| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 33rd | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15134 Indiana Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1986 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15134 Indiana Ave Paramount Multifamily Investment
Neighborhood occupancy is strong at 97.2% with a sizable renter base, suggesting durable leasing performance for well-managed assets, according to WDSuite’s CRE market data. These metrics reflect the Paramount neighborhood, not this specific property.
Paramount sits within the Los Angeles-Long Beach-Glendale metro and scores a B neighborhood rating with an amenity rank of 222 out of 1,441 metro neighborhoods, placing it in the top quartile locally. Nationally, amenity access trends favor the area as well, with restaurants and grocery options in the 98th and 99th percentiles respectively, helping support renter convenience and retention.
Multifamily fundamentals are a relative strength: the neighborhood’s occupancy rate is in the 84th percentile nationally, and renter-occupied units account for 57.6% of housing, indicating a deep tenant base. Median contract rents sit in the upper national percentiles while the rent-to-income ratio is comparatively low (11th percentile nationally), a combination that can support pricing power with disciplined lease management rather than stretch affordability. These figures describe the neighborhood, not the property.
Vintage also matters. The average neighborhood construction year is 1968, while this asset was built in 1986, positioning it newer than much of the local stock. Investors should plan for targeted system modernization and common-area upgrades over time, but the vintage offers competitive positioning versus older product and potential value-add through selective renovations.
Demographic statistics are aggregated within a 3-mile radius. Over the last five years, household counts increased by about 3.5% while population edged down slightly, pointing to smaller household sizes and a broader renter pool. Looking ahead, forecasts indicate further growth in households alongside continued income gains, which can expand the tenant base and support occupancy stability. School ratings trend below national medians, which may influence family renter preferences; operators catering to workforce and adult households could see steadier demand.
On ownership dynamics, elevated home values (82nd percentile nationally) and a high value-to-income ratio (87th percentile) characterize a high-cost ownership market. That typically sustains reliance on rental housing and can aid lease retention in well-run multifamily communities.
Safety indicators are mixed in context. The neighborhood’s crime rank is 1,224 out of 1,441 metro neighborhoods, signaling below-average safety compared with the broader Los Angeles-Long Beach-Glendale area, and national safety placement is below the median (30th percentile). At the same time, property offense rates have eased modestly over the past year, while violent offense trends were roughly flat to slightly higher. Operators should account for resident communication and on-site safety measures as part of standard risk management.
Nearby employers span industrial gases, defense/public safety training, beverage distribution, paper & packaging, and healthcare services, supporting a diverse workforce and commute convenience for renters. Specifically, Airgas, Raytheon Public Safety RTC, Coca-Cola Downey, International Paper, and Molina Healthcare are within practical drive times.
- Airgas — industrial gases (1.3 miles)
- Raytheon Public Safety RTC — defense & public safety training (3.1 miles)
- Coca-Cola Downey — beverage bottling & distribution (3.1 miles)
- International Paper — paper & packaging (6.3 miles)
- Molina Healthcare — healthcare services (9.3 miles) — HQ
This 56-unit, 1986-vintage asset in Paramount benefits from neighborhood occupancy in the 84th percentile nationally and a renter concentration of 57.6%, both supportive of stable leasing. Elevated ownership costs relative to incomes reinforce reliance on rental housing, while a comparatively low rent-to-income ratio suggests room for thoughtful pricing without overextending renters. According to CRE market data from WDSuite, amenity access ranks among the metro’s top quartile, which can aid retention.
Being newer than the neighborhood’s average 1968 vintage provides competitive positioning versus older stock, with potential value-add through targeted interior refreshes and system updates. The 3-mile demographic view shows households expanding despite flat-to-down population trends, implying smaller household sizes and a larger renter pool—factors that can support occupancy and renewal rates. Operators should balance these advantages against below-median safety metrics and school ratings when shaping the resident experience and marketing strategy.
- High neighborhood occupancy and deep renter base support leasing stability
- Newer 1986 vintage than local average offers competitive positioning and renovation upside
- High-cost ownership market reinforces multifamily demand and lease retention
- Strong amenity access and employer proximity aid resident convenience and retention
- Risks: below-median safety and lower school ratings may require enhanced resident services and security focus