| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 31st | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 555 N Gaffey St, San Pedro, CA, 90731, US |
| Region / Metro | San Pedro |
| Year of Construction | 1982 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
555 N Gaffey St San Pedro Multifamily Investment
Neighborhood indicators point to steady renter demand and occupancy stability, according to WDSuite’s CRE market data. Metrics cited reflect the surrounding neighborhood rather than this property specifically.
Situated in San Pedro within Los Angeles County, the neighborhood rates above the metro median (rank 594 of 1,441) and shows investor-friendly fundamentals. Amenity access is a relative strength — restaurants, groceries, and pharmacies are all in the top decile nationally, which supports daily convenience and leasing appeal. Park access is limited, so outdoor space onsite or nearby coastline access can matter for resident satisfaction.
Renter demand signals are constructive for multifamily. The neighborhood s occupancy is above national norms, and the share of housing units that are renter-occupied is very high (top percentile nationally), pointing to a deep tenant base and potential support for lease-up and retention. These are neighborhood-level indicators and not the property s own occupancy.
Vintage mix skews older locally (average 1967), while the asset s 1982 construction positions it newer than much of the surrounding stock a useful starting point for value-add or systems modernization planning. In a high-cost ownership market (home values score in the top decile nationally), elevated purchase costs tend to sustain reliance on rental housing, which can underpin occupancy and pricing power when managed carefully.
Within a 3-mile radius, population and household counts have edged higher in recent years with additional growth projected, expanding the renter pool over time. Rising incomes in the area also support rent potential, though investors should balance this with affordability pressure and school quality that trails national averages, which can influence family renter appeal.
Safety signals are mixed but improving in trend terms. At the neighborhood level, overall crime sits in the top quartile nationally for safety, while violent incident estimates compare closer to the national middle. Year over year, both violent and property offense estimates show sharp declines, suggesting momentum that may support resident retention and leasing stability. These are neighborhood indicators, not block-level measures.
The local employment base blends healthcare, manufacturing, and consumer sectors, providing a broad commuter catchment that can support workforce housing demand and lease retention. Notable nearby employers include Molina Healthcare, Air Products & Chemicals, Airgas, Mattel, and Southwest Airlines.
- Molina Healthcare healthcare services (5.5 miles) HQ
- Air Products & Chemicals industrial gases (5.7 miles)
- Airgas industrial gases (11.7 miles)
- Mattel consumer products (13.2 miles) HQ
- Southwest Airlines Counter airline services (15.1 miles)
This 48-unit property built in 1982 offers operational upside in a neighborhood that trends above the metro median and shows durable renter demand. Neighborhood data indicates occupancy above national norms and a very high concentration of renter-occupied housing units, supporting a larger tenant base and potential leasing stability. Elevated ownership costs in the area further reinforce reliance on multifamily rentals, while the asset s slightly newer vintage versus local stock can position renovations and common-area upgrades as targeted value-add plays. These signals reflect the neighborhood, not the property s in-place performance.
Within a 3-mile radius, modest population gains and projected household growth point to ongoing renter pool expansion. According to CRE market data from WDSuite, amenity access ranks in the top quartile nationally, a convenience factor that can aid retention and rentability. Balanced against these positives, affordability pressure and below-average school ratings warrant prudent lease management and positioning toward workforce and amenity-seeking renters.
- High renter-occupied housing share in the neighborhood supports demand depth and occupancy stability
- 1982 vintage offers value-add potential versus older local stock (1960s average)
- Strong amenity access and diverse nearby employers enhance leasing appeal and retention
- Demographic tailwinds within 3 miles indicate a gradually expanding renter pool
- Risks: renter affordability pressure and below-average school ratings require careful rent setting and marketing focus