| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 37th | Fair |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 W 14th St, San Pedro, CA, 90731, US |
| Region / Metro | San Pedro |
| Year of Construction | 1987 |
| Units | 34 |
| Transaction Date | 2015-06-29 |
| Transaction Price | $4,294,000 |
| Buyer | LING PAUL SIONG KUANG |
| Seller | YAMATO LANCE M |
501 W 14th St San Pedro Multifamily with Stable Demand
Neighborhood indicators point to steady renter demand and resilient occupancy, according to WDSuite s CRE market data. Elevated ownership costs in coastal Los Angeles submarkets support leasing fundamentals for workforce-oriented units.
Located in San Pedro s Urban Core, the property benefits from a renter-driven area and established coastal employment access. The neighborhood s renter-occupied share is high, indicating depth in the tenant base and consistent leasing activity rather than reliance on a thin pool of owner-occupants. Compared with older local stock (average vintage 1957), the 1987 construction is newer than typical for the area, offering competitive positioning versus mid-century buildings while still warranting capital planning for modernization.
Everyday convenience supports livability: restaurants per square mile track in the top tier nationally, and grocery density is strong relative to many U.S. neighborhoods. Caf E9 density is also a relative bright spot. By contrast, nearby parks and pharmacies are limited in the immediate neighborhood, which can modestly affect lifestyle appeal and provide a consideration for marketing and retention strategy.
From a housing and income standpoint, the neighborhood scores above national medians on several CRE drivers. A high-cost ownership market (home values testing the upper national percentiles and a value-to-income ratio in the top decile) tends to keep households engaged with rental options, supporting pricing power and lease retention. Rent-to-income levels indicate manageable affordability pressure locally, which can aid renewals and reduce turnover risk. According to WDSuite s CRE market data, neighborhood occupancy is strong relative to many U.S. submarkets, with stability improving over the past five years; note this refers to neighborhood occupancy, not performance of this specific property.
Demographics aggregated within a 3-mile radius show recent population growth with a projected increase in both population and households over the next five years, pointing to a larger tenant base and support for occupancy stability. Household income distribution continues to skew upward, which aligns with sustained demand for well-managed multifamily product in this part of Los Angeles County.
Safety metrics compare favorably at the national level, with the neighborhood landing in the top quartile nationwide on overall crime, based on CRE market data from WDSuite. Year over year, estimated violent and property offense rates have trended down substantially, indicating improving conditions rather than deterioration.
Within the Los Angeles metro, conditions can vary by corridor; investors should underwrite to submarket trends and on-the-ground observations. Use neighborhood-level data as a directional guide rather than a block-by-block guarantee.
The renter base benefits from proximity to regional employers spanning healthcare, industrial gases/chemicals, packaging, and corporate headquarters, supporting commute convenience and leasing stability. The list below reflects nearby demand drivers relevant to workforce and professional tenants.
- Molina Healthcare D healthcare services (5.6 miles) D HQ
- Air Products & Chemicals D industrial gases & chemicals (6.5 miles)
- Airgas D industrial gases & distribution (12.5 miles)
- Mattel D toy & consumer products (14.3 miles) D HQ
- INTERNATIONAL PAPER Cypress Retail Packaging D packaging & logistics (16.0 miles)
501 W 14th St is a 34-unit asset built in 1987, positioned newer than much of the surrounding multifamily stock. This vintage provides a competitive edge versus older mid-century properties while leaving room for targeted upgrades that can enhance rent positioning and operational efficiency. According to CRE market data from WDSuite, the neighborhood exhibits solid occupancy and an elevated share of renter-occupied housing units, both of which underpin demand durability for small- to mid-size unit mixes.
Local ownership costs rank high by national standards, reinforcing renter reliance on multifamily housing and helping sustain pricing power. Demographics aggregated within a 3-mile radius point to recent population growth and a projected expansion in households, supporting a larger tenant base over the next five years. Amenity access is strongest for dining, groceries, and cafes, while limited nearby parks and pharmacies are considerations to weigh in resident experience and retention planning.
- Newer-than-neighborhood vintage (1987) offers competitive positioning with value-add modernization potential.
- Strong neighborhood occupancy and high renter concentration support demand stability and lease retention.
- High-cost ownership market bolsters multifamily demand and pricing power.
- 3-mile demographics indicate growing households, expanding the prospective renter pool.
- Risks: limited nearby parks/pharmacies and the need for capex to refresh 1980s systems and finishes.