| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 31st | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15909 Vermont Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1987 |
| Units | 86 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15909 Vermont Ave Paramount Multifamily Opportunity
Neighborhood occupancy is exceptionally tight, supporting income stability and lease-up durability, based on CRE market data from WDSuite. This positioning favors steady renter demand in Paramount within the Los Angeles metro.
The Urban Core neighborhood surrounding 15909 Vermont Ave benefits from everyday convenience: grocery and pharmacy access are competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranks 378 and 391 out of 1,441, respectively), and caf e9 density also performs competitively (409 of 1,441). Overall amenity breadth sits above the metro median (rank 606 of 1,441). Park and childcare access are thinner locally, which may modestly influence resident mix but does not diminish daily-needs coverage.
Occupancy for the neighborhood d not the property dis among the tightest in the metro (ranked 1 of 1,441; top percentile nationally), indicating minimal slack in available units and supporting stable renewal prospects. Median rents are above national norms, while the renter-occupied share sits near an even split (about half of housing units are renter-occupied), signaling a deep tenant base and consistent multifamily absorption potential.
School quality trends around the national middle (average rating near the national median), which is typically sufficient for broad workforce appeal. Home values are elevated versus national benchmarks and the value-to-income ratio trends high, creating a high-cost ownership market that tends to sustain reliance on multifamily rentals and can support pricing power when managed carefully.
The property built in 1987 is newer than the neighborhood s average construction year of 1972. For investors, this suggests relative competitiveness versus older stock, while still warranting capital planning for aging building systems and targeted renovations to meet current renter expectations.
Within a 3-mile radius, demographic data indicate recent household growth despite a slight population dip, implying smaller household sizes and a gradual shift toward more, smaller households. Looking ahead, households are projected to increase further, which points to renter pool expansion and supports occupancy stability. Rising incomes in the 3-mile radius enhance rent collections and potential rent growth, though higher rent-to-income levels locally suggest attentive lease management to mitigate retention risk.
Safety indicators in the surrounding neighborhood trail metro and national norms. The neighborhood s crime rank sits in the lower tier of Los Angeles-Long Beach-Glendale (1,250 of 1,441), and national comparisons place it below the median for safety (around the 29th percentile). Violent incidents benchmark in a similar range nationally (roughly the 22nd percentile), while estimated property offenses track weaker (about the 11th percentile). These are neighborhood-level signals rather than block-specific measures.
Recent trends are mixed: estimated property offenses have declined year over year, while violent offense estimates increased. For asset operations, this argues for practical security measures, resident communication, and vendor coordination to support tenant retention and protect common areas without overextending operating budgets.
Proximity to industrial, distribution, and corporate operations supports a broad workforce renter base and commute convenience. Nearby employers include Airgas, Coca-Cola Downey, Raytheon Public Safety RTC, Time Warner Business Class, and Air Products & Chemicals.
- Airgas industrial gases & distribution (0.5 miles)
- Coca-Cola Downey beverage bottling & distribution (3.8 miles)
- Raytheon Public Safety RTC defense & technology offices (3.8 miles)
- Time Warner Business Class telecommunications services (6.0 miles)
- Air Products & Chemicals industrial gases & chemicals (6.5 miles)
This 86-unit, 1987-vintage asset in Paramount aligns with durable renter demand drivers: extremely tight neighborhood occupancy, competitive daily-needs access, and a renter concentration that supports leasing stability. Elevated ownership costs relative to national benchmarks reinforce reliance on multifamily housing, while the property s vintage offers scope for targeted value-add to enhance competitiveness against older stock. According to commercial real estate analysis from WDSuite, neighborhood-level occupancy trends remain among the strongest in the metro, a constructive backdrop for income durability.
Within a 3-mile radius, households have expanded and are projected to grow further even as average household size declines, pointing to a larger renter pool over time. Income growth underpins collections and measured rent increases, though higher rent-to-income levels call for careful renewal strategies. Safety metrics trail broader benchmarks, suggesting the need for pragmatic security and resident experience initiatives to maintain retention.
- Exceptionally tight neighborhood occupancy supports lease-up and renewal stability
- 1987 vintage enables targeted value-add and systems modernization versus older stock
- Competitive access to groceries, pharmacies, and caf e9s helps sustain renter appeal
- Household growth within 3 miles indicates a gradually expanding renter base
- Risks: below-median safety metrics and higher rent-to-income levels require active management