| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 86th | Best |
| Amenities | 17th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5555 Crestridge Rd, Rancho Palos Verdes, CA, 90275, US |
| Region / Metro | Rancho Palos Verdes |
| Year of Construction | 2010 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5555 Crestridge Rd Rancho Palos Verdes Multifamily Investment
Positioned in a high-cost ownership pocket with top-rated schools, the neighborhood supports steady renter demand and retention potential, according to WDSuite’s CRE market data. While renter concentration is modest, elevated home values and income levels in the area help underpin pricing power for well-managed assets.
This Inner Suburb location in Rancho Palos Verdes skews toward a high-income, ownership-oriented housing stock, with neighborhood home values ranking in the 99th percentile nationally. For multifamily investors, that high-cost ownership backdrop often sustains rental demand among households favoring quality rentals over entry into ownership, supporting lease stability and measured pricing power.
Schools are a clear strength: average school ratings sit in the top percentile nationally and are competitive among Los Angeles neighborhoods (ranked 1st out of 1,441). Childcare density also ranks near the top of the metro (36th of 1,441), which complements family-oriented housing demand. By contrast, everyday retail and cafe density within the neighborhood is limited, so residents typically rely on short drives for errands and dining.
Renter-occupied share is on the lower side both in the neighborhood and within a 3-mile radius, indicating a shallower but typically higher-income renter base. Median rents in the neighborhood have trended high with strong five-year growth, consistent with the area’s elevated incomes (above the 90th national percentile), which can translate to durable collections and lower turnover when units are positioned to local expectations.
Demographic statistics aggregated within a 3-mile radius show recent population softness but a projected return to modest growth alongside a notable increase in total households and smaller average household size over the next five years. For investors, that shift points to a gradually expanding tenant base and supports occupancy stability for professionally managed multifamily, even as the for-sale market remains expensive relative to incomes.
Neighborhood safety trends compare favorably in a national context. Overall crime sits around the 71st national percentile (safer than many areas), and violent offense rates are stronger still, in the 86th percentile nationwide. Recent data also indicate year-over-year declines in violent incidents, reinforcing a stability narrative versus broader urban cores.
Within the Los Angeles metro, the area performs above average for safety while property-related offenses are closer to mid-range nationally. Investors should read these signals as supportive of renter retention and asset preservation, while maintaining standard operational precautions typical for the region.
Proximity to major corporate employers within roughly 9–14 miles supports a professional renter base and commute convenience for residents. Key employment nodes include chemicals, healthcare, consumer products, airlines, and industrial gas distributors.
- Air Products & Chemicals — industrial gases (8.6 miles)
- Molina Healthcare — healthcare services (9.9 miles) — HQ
- Mattel — consumer products (10.6 miles) — HQ
- Southwest Airlines Counter — airline operations (12.5 miles)
- Airgas — industrial gases (14.1 miles)
Built in 2010, the 34-unit asset benefits from a newer vintage relative to the neighborhood’s older housing stock, offering competitive positioning versus legacy properties while still allowing for targeted modernization where it enhances renter appeal. The surrounding area’s high-cost ownership market and strong school performance support a stable, higher-income renter pool; according to CRE market data from WDSuite, neighborhood rents and incomes trend well above national benchmarks, which can translate into resilient collections and disciplined rent growth for well-operated properties.
Near-term fundamentals are supported by an expanding household base within a 3-mile radius and shrinking average household size, pointing to a gradual renter pool expansion. The primary considerations are a comparatively low renter-occupied share and limited walkable retail within the immediate neighborhood, which places a premium on asset-level amenities, parking, and professional management to drive retention.
- Newer 2010 vintage offers competitive positioning versus older local stock, with selective value-add potential.
- High-cost ownership market and top-tier schools support durable renter demand and lease stability.
- 3-mile trends point to more households and a larger tenant base, supporting occupancy over time.
- Proximity to major employers within 9–14 miles underpins a professional renter profile.
- Risks: modest renter concentration and limited nearby retail require strong asset amenities and management.