| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 31st | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 468 W 4th St, San Pedro, CA, 90731, US |
| Region / Metro | San Pedro |
| Year of Construction | 1992 |
| Units | 27 |
| Transaction Date | 2011-07-05 |
| Transaction Price | $1,925,000 |
| Buyer | VILLA DEL SOL INVESTMENTS |
| Seller | LARSON GARY R |
468 W 4th St, San Pedro Multifamily Investment
Neighborhood occupancy is stable and renter demand is deep, according to WDSuite’s CRE market data, supporting consistent leasing for a 27-unit asset in San Pedro. Proximity to major employment nodes and a high-cost ownership market underpin durable renter reliance.
The property sits in an Urban Core neighborhood in Los Angeles County rated B and ranking above the metro median among 1,441 neighborhoods. Daily needs are well covered: grocery and pharmacy density score in the high national percentiles, and restaurants and cafes are plentiful, aiding convenience and renter retention. Park access is limited locally, so outdoor amenities on-site can differentiate.
Multifamily fundamentals are constructive at the neighborhood level. Neighborhood occupancy is about the mid‑90s with an upward multi‑year trend, and the share of housing units that are renter‑occupied is elevated, signaling a broad tenant base and depth of demand for apartments. According to CRE market data from WDSuite, this positioning compares favorably to many Los Angeles sub-areas for day‑to‑day leasing stability.
Within a 3‑mile radius, demographics point to steady population growth and a modest increase in households, expanding the local renter pool over the medium term. Forecasts indicate additional household gains by 2028, which would support occupancy stability and absorption for well‑managed assets.
Ownership costs are high in the neighborhood by national standards, which tends to sustain renter reliance on multifamily housing and can support pricing power. That said, rent‑to‑income levels indicate some affordability pressure, so lease management and renewal strategies remain important to mitigate turnover risk.
School ratings in the neighborhood track below metro and national norms, which may matter for some family‑oriented demand segments; however, strong amenity coverage and employment access help maintain multifamily appeal for working households.
Neighborhood safety indicators compare favorably at the national level, landing in the top quartile of neighborhoods nationwide. Recent trends also show notable year‑over‑year reductions in both property and violent offense rates for the area, according to WDSuite’s CRE market data.
While block‑level outcomes vary and investors should underwrite property‑specific measures, the broader neighborhood trend is a positive tailwind for renter confidence and retention relative to many Los Angeles neighborhoods.
Nearby employers in healthcare, manufacturing, consumer products, and transportation support a diverse commuter base and reinforce renter demand through convenient access to jobs. The list below highlights key anchors within typical renter commute distances.
- Molina Healthcare — healthcare services (5.3 miles) — HQ
- Air Products & Chemicals — industrial gases (5.9 miles)
- Airgas — industrial gases distribution (11.9 miles)
- Mattel — consumer products (13.8 miles) — HQ
- Southwest Airlines Counter — air transportation services (15.7 miles)
This 27‑unit property, built in 1992, is newer than the neighborhood’s average vintage and can compete well against older stock while allowing investors to plan targeted system updates and selective renovations. At the neighborhood level, occupancy is solid and renter concentration is high, supporting day‑to‑day leasing stability. Elevated home values in this part of Los Angeles County indicate a high‑cost ownership market that tends to reinforce multifamily demand, though rent‑to‑income levels warrant thoughtful renewal and concession strategies. These dynamics are consistent with broader Los Angeles patterns, based on CRE market data from WDSuite.
Within a 3‑mile radius, steady population growth and projected increases in households point to a larger tenant base over the next several years. Strong amenity access and proximity to diversified employers add to renter appeal, while below‑average school ratings and limited park access are underwriting considerations. Overall, the asset’s vintage and location fundamentals offer a balanced value proposition for long‑term holders, supported by commercial real estate analysis from WDSuite as the data source.
- 1992 vintage offers competitive positioning versus older neighborhood stock with manageable modernization planning
- Neighborhood occupancy and high renter concentration support leasing stability
- High ownership costs sustain multifamily demand and can support pricing power
- Risks: affordability pressure (rent‑to‑income), below‑average school ratings, and limited park access