| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 31st | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15911 Vermont Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1987 |
| Units | 67 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15911 Vermont Ave Paramount Multifamily Opportunity
Neighborhood occupancy is exceptionally tight and renter demand appears resilient, according to WDSuite’s CRE market data, supporting stable leasing for a 67-unit asset in Paramount. Affordability management remains important given local rent-to-income dynamics.
Paramount’s Urban Core location offers daily convenience that supports renter retention: the neighborhood scores above average nationally for amenities, with particularly strong access to grocery and dining options. Cafe density ranks competitively and grocery access sits in the top decile nationwide, signaling everyday needs are met within short trips. School ratings trend near the national midpoint, which is typical for dense urban submarkets and relevant for family-oriented renter profiles.
For investors, the most notable signal is neighborhood occupancy, which ranks first among 1,441 Los Angeles metro neighborhoods—indicating extremely tight conditions at the neighborhood level rather than the property specifically. Such tight occupancy often supports lease stability and reduces downtime between turns. The neighborhood also has a high share of renter-occupied housing units (about half), suggesting meaningful depth in the tenant base for multifamily operators.
Within a 3-mile radius, demographics show a modest population drift but continued growth in households today and a larger increase projected over the next five years. This pattern points to smaller average household sizes and a steady renter pool expansion, which can support occupancy stability and steady demand for rental units. Median incomes have been rising in the area, and contract rents have increased historically with further gains projected—useful context for rent growth underwriting and renewal strategies.
Ownership costs in the neighborhood are elevated relative to incomes by national standards, which tends to reinforce reliance on multifamily rentals and can support pricing power when units are well-positioned. That said, local rent-to-income ratios indicate affordability pressure for some renter segments, making renewal management and targeted unit upgrades key tools for balancing occupancy and rent growth.
Compared with the broader Los Angeles metro, this neighborhood’s safety measures trend below the metro average among 1,441 neighborhoods and below the national median. For investor underwriting, this typically warrants emphasis on on-site management practices, lighting, and access controls to support resident confidence and leasing.
Recent movement is mixed: estimated property offenses declined modestly year over year, while estimated violent offenses increased. Ongoing monitoring of local trends and coordination with community safety resources can help maintain resident satisfaction and minimize turnover risk.
The immediate area draws on a diverse employment base that supports workforce housing demand and commute convenience, led by industrial gases, beverages, defense-related operations, telecommunications, and chemicals.
- Airgas — industrial gases (0.5 miles)
- Coca-Cola Downey — beverages & distribution (3.8 miles)
- Raytheon Public Safety RTC — defense & technology operations (3.83 miles)
- Time Warner Business Class — telecommunications services (6.04 miles)
- Air Products & Chemicals — chemicals & industrial gases (6.5 miles)
A 1987 vintage positions the asset newer than the neighborhood’s average housing stock, offering relative competitiveness versus older properties while leaving potential to modernize interiors and systems for rent positioning. Tight neighborhood occupancy—consistently strong among Los Angeles submarkets per CRE market data from WDSuite—pairs with a renter-occupied unit share around half, indicating depth in the tenant base. Within 3 miles, household counts are increasing now and expected to rise further, suggesting a larger tenant pool even as average household size ticks lower.
Elevated ownership costs in the neighborhood context reinforce renter reliance on multifamily housing, supporting leasing and renewal prospects when product quality meets expectations. At the same time, local rent-to-income levels point to affordability pressure for some households, so asset plans that emphasize targeted upgrades, resident experience, and disciplined renewal strategies can balance rent growth with retention. Safety trends below metro averages should be addressed through property-level practices rather than assumed into sustained elevated risk.
- 1987 vintage offers competitive positioning versus older local stock and value-add upgrade potential
- Tight neighborhood occupancy supports leasing stability and faster backfill between turns
- 3-mile household growth and smaller household sizes expand the renter pool
- Elevated ownership costs underpin multifamily demand and pricing power when units are well-positioned
- Risks: affordability pressure and below-metro safety metrics require active leasing and property management