| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 16th | Poor |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15302 Gundry Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1987 |
| Units | 22 |
| Transaction Date | 2021-08-19 |
| Transaction Price | $6,175,000 |
| Buyer | 15302 GUNDRY AVE LLC |
| Seller | SHREE RAM-VEN LP |
15302 Gundry Ave Paramount Multifamily Investment
Neighborhood occupancy is currently at the top of the metro, supporting stable leasing dynamics for a 22-unit asset, according to WDSuite’s CRE market data. This reflects demand strength in the surrounding Paramount submarket, though performance refers to the neighborhood and not this specific property.
Located in Paramount within Los Angeles County, the property sits in an Urban Core neighborhood where renter concentration is high, with a large share of housing units renter-occupied. For multifamily investors, this deep tenant base supports demand resilience and reduces exposure to ownership competition at the neighborhood level.
From a livability and amenity standpoint, park access scores in the top quartile nationally, while restaurant density is competitive relative to many areas. However, the neighborhood’s own footprint shows limited café, grocery, and pharmacy density; residents typically rely on nearby corridors across Paramount and Southeast LA for daily needs. These dynamics are consistent with an urban workforce market rather than a destination retail node.
On pricing and affordability, elevated home values relative to incomes indicate a high-cost ownership market, which tends to sustain reliance on multifamily housing and supports lease retention potential. Rent levels rank above national norms as well, so operators should manage renewal strategies with an eye on affordability pressure and pricing power.
Demographics aggregated within a 3-mile radius show modest population contraction alongside an increase in households and a gradual decline in average household size. This mix points to a larger number of smaller households over time—conditions that can expand the renter pool and support occupancy stability. Neighborhood-level income performance is solid for operations, with average NOI per unit competitive among Los Angeles-Long Beach-Glendale neighborhoods and in the top quartile nationally, based on commercial real estate analysis from WDSuite.
Vintage matters: the asset’s 1987 construction is newer than the neighborhood’s average vintage. Newer product in this context is typically more competitive versus older stock, though investors should still plan for system updates and modernization to align with current renter expectations.
Safety indicators for the neighborhood are below the metro median when compared with 1,441 Los Angeles-Long Beach-Glendale neighborhoods. Recent trends are mixed: estimated property offenses show a year-over-year decline, while estimated violent offenses have risen. For investors, this argues for proactive security, lighting, and tenant-experience measures to support retention and protect operations, while monitoring citywide and neighborhood trends over time.
Nearby industrial and office employers help underpin renter demand through commute convenience and a stable workforce presence. Key employers within a short drive include Airgas, Coca-Cola Downey, Raytheon Public Safety RTC, Air Products & Chemicals, and Molina Healthcare.
- Airgas — industrial gases & supply (0.9 miles)
- Coca-Cola Downey — beverage operations (3.9 miles)
- Raytheon Public Safety RTC — defense & training (4.1 miles)
- Air Products & Chemicals — industrial gases (6.5 miles)
- Time Warner Business Class — telecommunications offices (6.8 miles)
- International Paper — packaging offices (7.3 miles)
- LKQ — auto parts distribution (7.8 miles)
- Molina Healthcare — healthcare services (8.9 miles) — HQ
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (10.8 miles)
- Reliance Steel & Aluminum — metals & distribution (11.7 miles) — HQ
15302 Gundry Ave presents a workforce-oriented location with strong neighborhood occupancy and a renter-heavy housing mix, supporting demand depth for a 22-unit multifamily asset. The 1987 vintage is newer than the area’s average stock, offering relative competitiveness versus older buildings while leaving room for targeted modernization to enhance rentability and operating efficiency.
Within a 3-mile radius, households have increased and are projected to grow further as average household size declines—conditions that can expand the renter pool and support lease stability. Elevated ownership costs in the area reinforce reliance on rental housing, while neighborhood-level NOI per unit performance sits in the top quartile nationally. According to CRE market data from WDSuite, rent levels are above national norms, which may sustain pricing power but also call for deliberate lease management to mitigate affordability pressure.
- Top-ranked neighborhood occupancy supports leasing stability and low downtime
- 1987 construction is competitive versus older local stock, with modernization upside
- Renter-heavy neighborhood and expanding household counts broaden the tenant base
- Employer proximity across industrial, beverage, healthcare, and telecom supports demand
- Risks: below-metro safety indicators and rent-to-income pressure require active management