| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 16th | Poor |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15333 Gundry Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1987 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15333 Gundry Ave Paramount Multifamily Investment Opportunity
Neighborhood renter demand is deep and occupancy has been exceptionally tight, according to WDSuite’s CRE market data, supporting stable cash flow potential for well-managed assets in Paramount.
Paramount sits within the Los Angeles-Long Beach-Glendale metro and skews Urban Core, with fundamentals that matter to multifamily investors: the neighborhood-level occupancy has been among the tightest in the metro (ranked 1 of 1,441) and top tier nationally, indicating steady leasing conditions at the neighborhood scale rather than for this specific property. A high share of housing units are renter-occupied (about 71%, competitive at the 97th percentile nationally), which points to a broad tenant base and supports demand depth for workforce and value-oriented apartments.
Rent positioning trends favor landlords relative to many U.S. neighborhoods: neighborhood median contract rents sit in an upper national bracket (87th percentile), and typical home values are elevated (81st percentile nationally). In practice, that high-cost ownership market tends to sustain reliance on rentals and can support pricing power. At the same time, a higher rent-to-income profile here (low national percentile) suggests affordability pressure that warrants disciplined lease management and renewal strategies.
Livability signals are mixed but investable. Access to parks is a relative strength (94th percentile nationally), and restaurant density is above the U.S. median. Immediate in-neighborhood convenience retail like groceries, cafes, and pharmacies is limited by count, so many residents likely draw on nearby corridors elsewhere in the metro. School rating data are not available in this dataset; investors should underwrite based on submarket comparables and catchment specifics.
Within a 3-mile radius, demographics show modest population contraction in recent years alongside growth in household counts and rising incomes, with projections indicating further household expansion and smaller average household sizes. For multifamily, that combination points to a larger renter pool over time and supports occupancy stability, even as unit-level affordability should be monitored.
Safety trends should be evaluated with a comparative lens. The neighborhood ranks toward the lower end of the metro on crime (ranked 1,119 out of 1,441 Los Angeles metro neighborhoods) and sits below the national median for safety (around the 35th percentile). Recent momentum is mixed: estimated property offenses declined year over year, a constructive sign, while estimated violent incidents trended up over the same period. For investors, appropriate security measures, lighting, and resident engagement can help mitigate operating risk and support retention.
Proximity to a diverse employment base supports renter demand and commute convenience, notably industrial gases, beverages, defense-related operations, basic materials, and healthcare administration.
- Airgas — industrial gases (0.9 miles)
- Coca-Cola Downey — beverages/distribution (4.0 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (4.1 miles)
- Air Products & Chemicals — basic materials (6.4 miles)
- Molina Healthcare — healthcare administration (8.9 miles) — HQ
15333 Gundry Ave offers scale for its submarket at 36 units and a competitive vintage for Los Angeles County. Built in 1987, it is newer than much of the surrounding stock (1970s average), which can translate to fewer immediate system overhauls versus older properties while still leaving room for targeted value-add upgrades. Neighborhood-level occupancy has been exceptionally tight and the renter concentration is high, signaling durable demand drivers relative to metro peers. According to commercial real estate analysis from WDSuite, elevated ownership costs in the area further reinforce reliance on multifamily housing.
Investor focus should balance these strengths with practical underwriting: affordability pressure (higher rent-to-income at the neighborhood scale) calls for calibrated rent growth and renewal strategies, and safety is below metro averages, suggesting ongoing investment in security and site management. Within a 3-mile radius, household growth and smaller household sizes point to renter pool expansion over time, supporting lease-up and retention for well-positioned assets.
- Tight neighborhood occupancy (ranked 1 of 1,441) supports leasing stability at the submarket level.
- High renter-occupied share indicates depth of tenant demand for multifamily product.
- 1987 vintage is comparatively newer than nearby stock, with targeted value-add potential.
- Elevated ownership costs sustain reliance on rentals, aiding pricing power for well-managed assets.
- Risks: affordability pressure and below-metro safety warrant conservative rent strategies and ongoing security investment.