| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 29th | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8356 Gardendale St, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1988 |
| Units | 76 |
| Transaction Date | 2025-12-08 |
| Transaction Price | $19,500,000 |
| Buyer | GARDENDALE 1 LP |
| Seller | GARDENDALE LLC |
8356 Gardendale St, Paramount CA Multifamily Investment
Neighborhood occupancy trends point to stable leasing conditions and resilient renter demand, according to WDSuite s CRE market data. This location offers scale for operational efficiency at 76 units with proximity to employment and daily amenities.
The property sits in Paramount within the Los Angeles metro s Urban Core fabric, where amenity access is competitive cafes, parks, groceries, and pharmacies score in the upper tiers nationally. For investors, this supports daily convenience and leasing appeal without relying on destination retail.
Neighborhood occupancy rates are in the top decile nationally and above the metro median, based on CRE market data from WDSuite for the neighborhood (not the property). That backdrop typically contributes to steadier rent rolls and fewer costly vacancy periods, especially for well-managed assets.
Within a 3-mile radius, renter-occupied housing comprises a majority of units, creating a deeper tenant base for multifamily. Over the last five years, households increased while average household size edged lower a dynamic that expands the renter pool and can support occupancy stability. Forecasts indicate further gains in household counts alongside smaller household sizes, which can translate into more renters entering the market.
Ownership costs in the area are elevated relative to incomes by national standards, which tends to reinforce reliance on multifamily housing and bolster lease retention. Median contract rents trend above national norms, but neighborhood rent-to-income ratios remain manageable for many households, suggesting balanced pricing power with attention to affordability pressure in renewal strategies. Average school ratings are below the national median, which may affect demand among family renters and should be factored into positioning.
Safety indicators are competitive versus national averages, with the neighborhood comparing favorably to many areas nationwide. Relative to the Los Angeles metro, conditions are mid-pack among 1,441 neighborhoods, and recent data show property and violent offense rates trending lower year over year. These are neighborhood-level trends and may support resident retention, but they can vary block to block; prudent asset management practices remain important.
Nearby employers span beverage distribution, public safety technology, industrial gases, and packaging/logistics, supporting a broad workforce tenant base and commute convenience for residents.
- Coca-Cola Downey beverage distribution (1.97 miles)
- Raytheon Public Safety RTC public safety technology (2.16 miles)
- Airgas industrial gases (2.40 miles)
- International Paper packaging & logistics (5.38 miles)
- Time Warner Business Class telecommunications services (5.96 miles)
This 76-unit, 1988-vintage asset offers scale in a neighborhood with strong occupancy and solid amenity access. The vintage is newer than much of the local housing stock, which can enhance competitive positioning versus older properties, while still warranting capital planning for aging systems and selective upgrades to capture renovation upside. According to CRE market data from WDSuite, neighborhood occupancy stands among the highest nationally, reinforcing an outlook for lease stability when paired with disciplined operations.
Within a 3-mile radius, household counts have grown and are projected to continue rising, even as average household size trends lower conditions that typically expand the renter pool and support steady absorption. Elevated ownership costs by national standards further sustain rental demand, while rent levels above national norms call for active lease management to balance pricing power and retention.
- High neighborhood occupancy relative to metro and national benchmarks supports leasing stability.
- 1988 vintage offers competitive positioning versus older stock with value-add potential via targeted upgrades.
- 3-mile household growth and smaller household sizes expand the tenant base and support absorption.
- Elevated ownership costs sustain multifamily demand; manage rent-to-income to protect retention.
- Risks: below-median school ratings, mid-pack safety within the metro, and ongoing capex needs typical for late-1980s assets.