| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 87th | Best |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 120 S Francisca Ave, Redondo Beach, CA, 90277, US |
| Region / Metro | Redondo Beach |
| Year of Construction | 1978 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
120 S Francisca Ave Redondo Beach Multifamily Investment
High-cost home ownership and solid neighborhood occupancy suggest resilient renter demand, according to WDSuite’s CRE market data.
Positioned in Redondo Beach’s coastal urban fabric, the property benefits from a neighborhood rated A and ranked 75 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, placing it among the top performers locally. Restaurant and park access are standouts — both sit in the high national percentiles — while pharmacies and childcare options score even stronger, reinforcing day-to-day convenience that supports renter retention.
Schools are a core strength: the neighborhood’s average school rating is at the top nationally, a differentiator for family-oriented renters and longer lease terms. Amenity density overall is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 231 of 1,441) and compares favorably to national trends, though café density is relatively limited nearby.
Home values in the neighborhood are elevated (nationally high percentile), and the value-to-income ratio also trends high. For investors, a high-cost ownership market typically reinforces reliance on multifamily housing and supports pricing power, while the neighborhood rent-to-income ratio sits around the national midpoint, suggesting manageable affordability pressure and healthy lease performance.
Within a 3-mile radius, demographics point to a deep, affluent renter pool: median household income is high with recent gains, population has edged up, and households have increased — conditions that expand the tenant base and support occupancy stability. The local stock skews near the late-1970s on average; with this asset built in 1978, investors should plan for ongoing capital programs while also considering value-add positioning given larger average unit sizes (approximately 1,324 sq ft) that can command durable demand.
Safety indicators sit around the national midpoint overall, with the neighborhood tracking near the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods. Recent data shows year-over-year declines in violent incidents and property offenses, an encouraging directional trend for long-term leasing stability. As with any infill location, performance is best assessed in context of property-level operations and tenant screening standards.
The area draws from a diversified employment base across entertainment, healthcare, technology, and industrial services, supporting renter demand through strong incomes and commute convenience. Nearby anchors include Mattel, Southwest Airlines operations, Air Products & Chemicals, Microsoft offices, and Symantec.
- Mattel — consumer products HQ (5.5 miles) — HQ
- Southwest Airlines Counter — airline operations (7.4 miles)
- Air Products & Chemicals — industrial gases (9.0 miles)
- Microsoft Offices The Reserves — technology offices (9.6 miles)
- Symantec — cybersecurity offices (10.1 miles)
This 20-unit asset at 120 S Francisca Ave pairs coastal location fundamentals with a renter base supported by high home values and strong schools. Neighborhood occupancy trends are above national medians, and according to CRE market data from WDSuite, amenity and school metrics are among the strongest nationally — conditions that typically aid leasing velocity and retention. Larger average floor plans (about 1,324 sq ft) provide a competitive feature set for households seeking space.
Built in 1978, the property is slightly older than the neighborhood average vintage, pointing to ongoing capital planning and potential value-add opportunities. Within a 3-mile radius, incomes are high and households are increasing, which supports a larger tenant base and sustained demand for quality rentals even as the rent-to-income ratio sits near the national midpoint.
- Coastal infill location with top-tier schools and strong amenity access supporting retention
- Elevated ownership costs reinforce reliance on rentals and support pricing power
- Large average unit size (~1,324 sq ft) aligns with family and work-from-home demand
- Renter pool expansion within 3 miles underpins occupancy stability
- Risk: 1978 vintage requires continued capex; café density is limited relative to other amenities