| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 33rd | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16818 Downey Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1976 |
| Units | 71 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16818 Downey Ave Paramount Multifamily Investment
Neighborhood occupancy remains high with a majority renter-occupied housing base, supporting leasing stability according to WDSuite’s CRE market data. Positioned in Los Angeles County with deep renter demand and strong daily-needs access the asset benefits from durable renter appeal.
Located in Paramount within the Los Angeles-Long Beach-Glendale metro, the neighborhood is rated B and classified as Urban Core. Renter-occupied housing comprises a majority of units locally, indicating a deep tenant base that supports ongoing demand for multifamily. Occupancy is competitive among Los Angeles metro neighborhoods (rank 392 of 1,441) and sits in the top quartile nationally, a constructive backdrop for stabilized cash flow based on CRE market data from WDSuite.
Daily-needs access is a strength: grocery and restaurant density rank near the top of U.S. neighborhoods (both high national percentiles), and cafes are similarly abundant. Parks and pharmacies are also well represented, reinforcing convenience and lifestyle appeal that helps retention. By contrast, childcare options are comparatively thin, which may modestly temper appeal for some family renters. School ratings trend below national averages, so operators should emphasize on-site services and resident experience to offset neighborhood school performance in leasing narratives.
Home values are elevated for the region relative to incomes, reflecting a high-cost ownership market. That dynamic generally sustains reliance on rental housing, which can support pricing power and lease-up velocity for competitively positioned communities. Rent levels in the neighborhood outpace national norms, but the rent-to-income profile suggests some affordability pressure a consideration for renewal strategies and amenity positioning.
Demographic statistics within a 3-mile radius show steady household growth alongside slightly smaller average household sizes over the historical period, with projections indicating further increases in household counts through the outlook window. Together with income gains, this points to a larger renter pool and supports occupancy stability for well-managed assets.
Relative to U.S. neighborhoods, safety indicators here trend below national averages, and the area ranks weaker than many Los Angeles metro neighborhoods on crime (rank 1,224 of 1,441). Nationally, the neighborhood sits in lower percentiles for both property and violent offenses, signaling a need for appropriate security measures and active property management.
Recent data show an improvement in estimated property offense rates over the last year, which is a constructive shift for operators to monitor. Investors should benchmark security posture, lighting, and access control against peer assets and track local trends over time using consistent data sources.
The surrounding employment base spans industrial gases, consumer beverages, public safety/defense services, and major healthcare and utility headquarters, supporting commute convenience and diversified renter demand for workforce housing.
- Airgas — industrial gases (1.0 miles)
- Raytheon Public Safety RTC — defense & public safety offices (3.8 miles)
- Coca-Cola Downey — consumer beverages (3.9 miles)
- Molina Healthcare — healthcare services (8.4 miles) — HQ
- Edison International — electric utility holding company (12.6 miles) — HQ
Built in 1976, the property is slightly older than the neighborhood average, suggesting near- to medium-term capital planning and selective renovations can enhance competitive positioning. The surrounding Urban Core neighborhood shows strong occupancy and a majority renter-occupied housing mix, which underpins demand resilience. Elevated ownership costs in Los Angeles County further reinforce reliance on multifamily housing, while dense daily-needs amenities support retention.
Within a 3-mile radius, household counts have grown historically and are projected to continue rising as average household size trends lower translating to a larger tenant base over time. Rents are higher than national norms, yet the rent-to-income profile indicates price sensitivity; operators should focus on value-driven upgrades and effective lease management. According to CRE market data from WDSuite, neighborhood occupancy trends rank competitively within the metro and in the top quartile nationally, a favorable signal for long-term stability if operations remain disciplined.
- Strong occupancy and majority renter-occupied housing base support durable demand
- 1976 vintage presents value-add and systems modernization opportunities
- Dense grocery, restaurant, and service amenities bolster retention
- High-cost ownership market supports renter reliance and pricing power
- Risks: below-average safety, lower school ratings, and affordability pressures require proactive management