| 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 Near Job Centers
Neighborhood renter demand is supported by high occupancy and a sizable renter-occupied housing base, according to WDSuite s CRE market data, positioning this asset for steady leasing with potential to capture incremental rent through targeted upgrades.
Located in Paramount within the Los Angeles Long Beach Glendale metro, the surrounding neighborhood is rated B and classified as Urban Core. Amenity access is a strength: grocery, restaurant, and pharmacy densities rank in the upper tiers nationally, with cafes also abundant. These factors support resident convenience and can aid retention, while limited childcare density signals fewer nearby options for families with young children.
From an income and housing context, neighborhood contract rents and home values track above national medians. Elevated home values relative to incomes indicate a high-cost ownership market, which can reinforce reliance on multifamily rentals. Lease management should still account for affordability pressure, as rent-to-income levels are not low for the area.
Operationally, neighborhood occupancy is competitive among Los Angeles Long Beach Glendale neighborhoods (above the metro median) and strong by national comparison, pointing to stable absorption for well-managed assets. The share of housing units that are renter-occupied is also competitive in the metro and high nationally, suggesting depth in the tenant base and consistent multifamily demand; note these measures describe the neighborhood, not this property s specific occupancy.
Within a 3-mile radius, demographics show households have grown in recent years and are projected to expand further as average household size trends lower. Even with relatively flat population, more but smaller households typically support a larger renter pool and can sustain occupancy. The area s average construction vintage skews late-1960s; with a 1976 build, this property is somewhat newer than the local average, which can be competitively helpful while still warranting plans for system modernization and selective renovations.
Safety indicators in this neighborhood trend below the metro median and below national medians. Compared with other areas in the Los Angeles Long Beach Glendale metro (1,441 neighborhoods), this location sits in the lower tier for safety, so investors often underwrite for enhanced on-site security, lighting, and resident engagement to support retention.
Recent movement shows a modest year-over-year decline in estimated property offenses, while violent-offense indicators remain elevated versus national benchmarks. Framing this comparatively helps set expectations: it is not a top-quartile safety profile, but the incremental improvement in property offenses suggests risk can be actively managed through standard operating measures and partnerships with local public safety programs.
Proximity to industrial, beverage, packaging, and healthcare employers supports a broad workforce renter base and commute convenience. The employers below represent nearby demand drivers that can aid leasing stability for well-priced units.
- Airgas industrial gases (0.97 miles)
- Raytheon Public Safety RTC defense & public safety training (3.78 miles)
- Coca-Cola Downey beverages (3.90 miles)
- International Paper packaging & paper (6.91 miles)
- Molina Healthcare healthcare services (8.39 miles) HQ
The investment case centers on durable renter demand and value-add potential. Neighborhood occupancy is above the metro median with strong national standing, and the share of renter-occupied housing units is competitive in the Los Angeles Long Beach Glendale metro. Within a 3-mile radius, households are increasing and are projected to grow further as average household size declines, expanding the local renter pool and supporting occupancy stability. Elevated ownership costs relative to income in the neighborhood tend to reinforce reliance on rentals, while current rent levels imply balanced pricing power with prudent lease management, based on CRE market data from WDSuite.
Built in 1976, the property is somewhat newer than the area s late-1960s average, offering a platform for targeted renovations and system upgrades to improve competitiveness versus older stock. Key risks include a below-median safety profile and lower school ratings, which call for thoughtful security planning and amenity programming. Net, the submarket s amenity access and employer base provide demand depth for a well-executed renovation and operations strategy.
- Competitive neighborhood occupancy and sizable renter-occupied housing share support leasing stability
- 1976 vintage suggests value-add and system modernization opportunities versus older local stock
- Household growth within 3 miles and smaller household sizes expand the renter pool
- Elevated ownership costs bolster reliance on rentals, aiding retention and pricing power management
- Risks: below-median safety and lower school ratings warrant conservative underwriting and on-site security plans