| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 33rd | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8421 Adams St, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 2013 |
| Units | 35 |
| Transaction Date | 2009-04-08 |
| Transaction Price | $600,000 |
| Buyer | GOLD KEY DEVELOPMENT INC |
| Seller | WELLS FARGO BANK |
8421 Adams St, Paramount Multifamily Investment Opportunity
Neighborhood-level occupancy and renter demand indicators point to stable leasing conditions, according to WDSuite’s CRE market data. The property’s 2013 vintage offers competitive positioning versus older local stock, supporting sustained tenant appeal.
Located in Paramount within the Los Angeles-Long Beach-Glendale metro, the neighborhood scores a B and ranks 586 out of 1,441 metro neighborhoods. Amenity access is a relative strength, with grocery, restaurant, and pharmacy density landing in high national percentiles, and the area’s amenity rank (222 of 1,441) places it in the top quartile among metro peers—an advantage for day-to-day convenience and leasing appeal.
Neighborhood occupancy is strong and competitive among Los Angeles-Long Beach-Glendale neighborhoods, with stability supported by a substantial share of renter-occupied housing units (noted at the neighborhood level). For investors, this depth of the renter base supports absorption and renewal potential. Median contract rents and household incomes (neighborhood measures) sit above many national benchmarks, while a moderate rent-to-income profile suggests manageable affordability pressure—helpful for retention and rent management.
Within a 3-mile radius, households have increased over the last five years and are projected to rise further even as average household size trends lower. This points to a larger tenant base over time and supports occupancy resilience for well-positioned multifamily assets. Median home values at the neighborhood level are elevated relative to incomes, which in a high-cost ownership market tends to reinforce reliance on rental housing and can bolster leasing stability.
The asset’s 2013 construction is newer than the neighborhood’s older housing stock (average vintage 1968). That recency can enhance competitive positioning versus legacy properties; investors should still plan for typical mid-life systems upkeep and selective modernization to maintain pricing power as the asset ages.
Safety trends should be evaluated with a metro lens. This neighborhood ranks 1,224 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods for crime, indicating higher incident levels than many parts of the metro. Nationally, crime measures fall into lower percentiles, signalling below-average safety compared to neighborhoods nationwide.
Recent direction is mixed: property offense rates have moved down year over year, while violent offense estimates show a slight uptick. Investors typically address this by emphasizing security-minded operations and resident engagement, and by underwriting to reflect local conditions rather than block-level assumptions.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, including industrial gases, public safety technology, beverage bottling, telecom services, and packaging & paper.
- Airgas — industrial gases (1.3 miles)
- Raytheon Public Safety RTC — public safety technology (3.1 miles)
- Coca-Cola Downey — beverage bottling (3.1 miles)
- Time Warner Business Class — telecom services (5.6 miles)
- International Paper — packaging & paper (6.3 miles)
This 35-unit asset built in 2013 is positioned in an Urban Core neighborhood where occupancy is competitive and renter concentration is substantial—favorable dynamics for multifamily demand and renewal stability. Elevated home values at the neighborhood level point to a high-cost ownership market, which can sustain reliance on rentals and support pricing power for well-maintained properties. According to CRE market data from WDSuite, amenity access is a relative strength, enhancing livability and day-to-day convenience that underpins leasing.
Within a 3-mile radius, households have grown and are projected to increase further even as average household size declines, expanding the renter pool and supporting occupancy stability. The property’s newer vintage relative to the area’s older stock strengthens competitive positioning versus legacy assets, though investors should plan for routine mid-life capital needs and targeted updates to sustain rent premiums over time.
- Competitive neighborhood occupancy and substantial renter-occupied share support leasing stability
- 2013 vintage outperforms older local stock; plan for normal mid-life systems upkeep
- Elevated ownership costs in the area reinforce reliance on multifamily housing
- 3-mile household growth and smaller household sizes expand the tenant base
- Risk: neighborhood safety metrics trail metro and national benchmarks; underwrite security and retention accordingly