| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 21st | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7222 Petrol St, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1986 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7222 Petrol St Paramount Multifamily Investment
Neighborhood occupancy is strong and renter concentration is high, pointing to durable demand for a 32-unit asset, according to WDSuite’s CRE market data. Stability should support consistent leasing, with pricing power moderated by local affordability pressures.
The property sits in Paramount, an inner-suburban pocket of Los Angeles County rated C+. The neighborhood s occupancy is high and has improved over the past five years, landing in the top quartile nationally while also ranking above the metro median among 1,441 neighborhoods. A majority of housing units are renter-occupied, indicating a deep tenant base that can support steady multifamily absorption and renewals.
Livability is anchored by everyday convenience: dining density tests well above national norms (restaurants and cafes both in the upper deciles nationwide) and grocery/pharmacy access also outperforms most neighborhoods nationally. Park and childcare densities are limited, which may temper appeal for some households and suggests positioning toward workforce renters and smaller households.
Within a 3-mile radius, household counts have expanded despite a modest population decline, and forecasts point to continued household growth alongside smaller average household sizes. For investors, this implies a broader pool of renting households over time and supports occupancy stability, even if overall population growth is flat to slightly negative.
Home values in the neighborhood are elevated relative to the nation and the value-to-income ratio ranks among the highest nationally. In practice, a high-cost ownership market tends to reinforce reliance on multifamily housing, supporting lease retention and limiting move-outs to ownership. That said, rent-to-income levels indicate some affordability pressure, which argues for measured rent setting and active renewal management.
Vintage context: the asset was built in 1986, slightly newer than the neighborhood average stock from the early 1980s. That generally aids competitiveness versus older product, while still warranting planning for systems modernization and select renovations to sustain positioning against newer supply in the Los Angeles metro.
Safety indicators for the neighborhood are below the metro median among 1,441 Los Angeles neighborhoods and track below the national middle of the pack. However, recent trend data shows year-over-year declines in both violent and property offenses, a constructive directional signal for operators focused on resident retention and marketing.
For underwriting, this profile suggests emphasizing on-site management, lighting and access controls, and coordinating with community resources. The downward trend is encouraging, but investors should compare micro-location conditions with nearby submarkets to calibrate marketing and operating assumptions.
Nearby employers provide a diversified industrial and services employment base that supports workforce renter demand and commute convenience. Key nodes include Airgas, Coca-Cola Downey, Raytheon Public Safety RTC, International Paper, and Molina Healthcare.
- Airgas — industrial gases (1.1 miles)
- Coca-Cola Downey — beverages & distribution (3.6 miles)
- Raytheon Public Safety RTC — technology & public safety (3.8 miles)
- International Paper — packaging & paper (7.0 miles)
- Molina Healthcare — healthcare services (9.2 miles) — HQ
7222 Petrol St offers investors exposure to a renter-heavy inner suburban location with historically high neighborhood occupancy and everyday retail access. The 1986 vintage is slightly newer than the local average, positioning the asset competitively versus early-1980s stock while leaving room for targeted renovations and systems updates to defend rents. Elevated ownership costs in the area tend to sustain multifamily demand and lease retention, though rent-to-income levels warrant attentive lease management and renewal strategies. According to CRE market data from WDSuite, neighborhood occupancy trends and renter concentration support a thesis centered on income stability rather than outsized growth.
Within a 3-mile radius, household counts are rising and household sizes are shrinking, expanding the renter pool even as population growth is flat to modestly negative. Proximity to a diversified base of employers supports day-to-day leasing fundamentals and reduces commute-related turnover risk.
- High neighborhood occupancy and deep renter-occupied share support stable collections
- 1986 vintage offers competitive positioning with value-add and modernization upside
- Elevated ownership costs reinforce reliance on rentals, aiding retention
- Household growth and smaller household sizes within 3 miles expand the tenant base
- Risks: below-median safety metrics and affordability pressure require disciplined operations