| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 37th | Fair |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 430 W 8th St, San Pedro, CA, 90731, US |
| Region / Metro | San Pedro |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 1999-09-09 |
| Transaction Price | $780,000 |
| Buyer | ELIAS CHARLES |
| Seller | HOLLIS ROBERT |
430 W 8th St San Pedro Multifamily Investment
Neighborhood indicators point to steady renter demand and occupancy stability in San Pedro, according to WDSuite’s CRE market data. Figures cited reflect neighborhood-level conditions, not the property itself.
San Pedro’s Urban Core location combines daily conveniences with coastal proximity, supporting renter appeal for workforce and professional households. Neighborhood scoring sits at a C+, with restaurants and cafés ranking in the top quartile nationally by density, while grocery access trends above average nationwide. School ratings are below the national midpoint, which some operators account for with targeted tenant profiles and amenity positioning.
For investors, the neighborhood’s reported occupancy of 95.4% and a renter-occupied share of 73.5% indicate a deep tenant base that can help support leasing velocity and retention at stabilized properties. Median contract rents have risen over the last five years, and rent-to-income ratios suggest measured affordability pressure that can be managed through thoughtful lease management and unit mix strategy. Home values are elevated versus national norms, which generally sustains reliance on rental housing and can underpin pricing power.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to expand further, pointing to a larger tenant pool over the medium term. Household incomes have advanced, with more upper-income cohorts represented, which can support renovated or higher-spec units where appropriate. Based on WDSuite’s commercial real estate analysis, these demand and income trends align with steady absorption potential rather than dependence on outsized in-migration.
The property’s 1986 vintage is newer than the neighborhood’s older housing stock, giving it relative competitive positioning versus mid-century buildings. Operators should still plan for ongoing system updates and modernization to meet current renter expectations, but the age profile can moderate near-term capital intensity compared to pre-1970 assets.
Safety metrics show a generally favorable national comparison, with the neighborhood scoring in the top quartile nationwide for overall crime levels. Recent year-over-year estimates also indicate meaningful declines in both property and violent offenses, suggesting improving conditions. Within the Los Angeles-Long Beach-Glendale metro, comparisons can be mixed across neighborhoods; investors typically incorporate standard security measures and lighting upgrades to support resident comfort and retention.
Nearby employers provide a diverse employment base and commute convenience that can support renter demand and renewal stability, including healthcare, manufacturing, consumer products, and packaging operations listed below.
- Molina Healthcare — healthcare services (5.36 miles) — HQ
- Air Products & Chemicals — industrial gases (6.13 miles)
- Airgas — industrial gases (12.10 miles)
- Mattel — consumer products (14.01 miles) — HQ
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (15.74 miles)
430 W 8th St benefits from a renter-oriented Urban Core setting where neighborhood occupancy is reported at 95.4% and the renter-occupied share is 73.5%, supporting depth of demand for a 20-unit asset. Elevated home values relative to national benchmarks reinforce reliance on multifamily housing, while rent-to-income levels point to manageable affordability pressure if pricing and renewals are handled with discipline. The 1986 vintage is newer than much of the surrounding stock, offering a competitive starting point with room for targeted upgrades to capture premium rents.
Within a 3-mile radius, population and households have grown and are projected to expand further, indicating a larger tenant base over the medium term. According to multifamily property research from WDSuite, local amenity density and income gains support leasing resilience, while subpar school ratings and typical urban safety considerations argue for thoughtful resident services and property operations.
- Renter-heavy neighborhood and 95%+ occupancy support stable leasing and renewal potential.
- Elevated ownership costs locally sustain rental demand and can bolster pricing power.
- 1986 vintage offers relative competitiveness with value-add upside through modernization.
- 3-mile growth in population and households expands the tenant pool over the medium term.
- Risks: below-average school ratings and typical urban safety considerations require active management.