| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 70th | Good |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 514 W 26th St, San Pedro, CA, 90731, US |
| Region / Metro | San Pedro |
| Year of Construction | 1986 |
| Units | 107 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
514 W 26th St San Pedro Multifamily Opportunity
Neighborhood data points to a deep renter base and a high-cost ownership market that supports sustained multifamily demand, according to WDSuite’s CRE market data.
The property sits in San Pedro within the Los Angeles-Long Beach-Glendale metro, where the neighborhood is rated B and ranks above the metro median (593 of 1,441 neighborhoods). Parks and open space are a standout strength with access in the top quartile nationally, while grocery coverage is also strong compared with neighborhoods nationwide. Restaurant options track near national norms; cafes and pharmacies are less dense locally, which may temper some convenience appeal.
Renter-occupied housing accounts for a high share of neighborhood units (62.9%), a profile that supports depth of tenant demand and ongoing leasing velocity for multifamily investors. Neighborhood occupancy is around the national midpoint, signaling generally steady absorption but the need for asset-level execution to drive outperformance.
Within a 3-mile radius, demographic trends show modest recent population growth with an outlook for a larger increase in households over the next five years, indicating a potential expansion of the renter pool. Median household incomes are solid for the metro and have risen, supporting collections and renewal potential as rents trend in line with the area. Elevated home values relative to incomes (high national percentile) characterize a high-cost ownership market, which typically sustains multifamily demand and can aid lease retention.
Construction patterns skew older locally (average vintage 1963). With a 1986 build, this asset is newer than much of the neighborhood stock, offering competitive positioning versus older properties; however, investors should still anticipate targeted modernization of aging systems or common areas to meet today’s renter expectations. These local dynamics, combined with balanced amenities and strong park access, create a livable location that can support occupancy stability, as corroborated by commercial real estate analysis from WDSuite.
Safety indicators compare favorably at the national level, with the neighborhood landing in higher national percentiles for overall crime safety relative to many U.S. neighborhoods. Recent year-over-year estimates also point to notable declines in both property and violent incidents, which supports leasing stability and resident retention from an investor standpoint.
As with any urban-core location in the Los Angeles metro, conditions can vary block to block, and trends should be monitored over time. Investors may wish to incorporate ongoing security and lighting improvements as part of operational best practices, aligned with resident expectations and local norms.
Proximity to healthcare, advanced manufacturing, packaging, and toy manufacturing provides a diversified employment base that supports renter demand and commute convenience. Nearby anchors include Molina Healthcare, Air Products & Chemicals, Airgas, Mattel, and International Paper’s packaging operations.
- Molina Healthcare — healthcare services (6.0 miles) — HQ
- Air Products & Chemicals — industrial gases/chemicals (7.2 miles)
- Airgas — industrial gas distributor (13.1 miles)
- Mattel — toy manufacturing (15.0 miles) — HQ
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (16.2 miles)
This 107-unit asset, built in 1986, is newer than much of the surrounding housing stock (local average vintage skews to the 1960s), giving it a competitive position versus older properties while still warranting selective modernization for systems and interiors. Based on CRE market data from WDSuite, the neighborhood’s occupancy trends sit near the national midpoint and the renter-occupied share is elevated, indicating depth of tenant demand and a broad leasing funnel.
High home values relative to incomes characterize a high-cost ownership market that tends to sustain multifamily demand and support retention, while neighborhood rent-to-income levels suggest manageable affordability that can aid renewals. Within a 3-mile radius, the outlook points to growth in households and incomes over the next five years, supporting a larger tenant base and reinforcing occupancy stability, with execution upside through targeted value-add and amenity upgrades.
- Newer 1986 vintage than nearby stock, offering competitive positioning with room for modernization
- Elevated renter-occupied share supports demand depth and leasing velocity
- High-cost ownership market reinforces reliance on rentals and supports renewals
- 3-mile outlook indicates household and income growth, expanding the renter pool
- Risks: amenity gaps (cafe/pharmacy density) and capex for 1980s systems may be needed to outperform