| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 37th | Fair |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 805 S Mesa St, San Pedro, CA, 90731, US |
| Region / Metro | San Pedro |
| Year of Construction | 1972 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
805 S Mesa St, San Pedro Multifamily Investment
Neighborhood fundamentals point to resilient renter demand and steady occupancy, according to WDSuite’s CRE market data, with elevated for-sale pricing reinforcing reliance on multifamily housing. Investor focus centers on durable tenancy and disciplined rent management rather than outsized lease-up bets.
This Urban Core pocket of San Pedro shows stable renter demand and occupancy. The neighborhood’s renter-occupied share is high (ranked among the top concentrations with respect to 1,441 metro neighborhoods), indicating a deep tenant base that supports leasing consistency and renewal velocity. Area occupancy is above national norms, which can translate to steadier cash flow if operations and unit quality are maintained.
Amenity access skews toward daily convenience and dining: restaurant density sits in the top percentiles nationally and cafes are also plentiful, while grocery access is competitive. By contrast, parks, pharmacies, and childcare options within the immediate neighborhood are limited, a consideration for family-oriented positioning and amenity packages.
Home values in the neighborhood are elevated (top decile nationally), which tends to sustain rental demand as ownership remains a high-cost alternative. At the same time, neighborhood-level rent-to-income is relatively moderate, supporting lease retention and reducing near-term affordability pressure compared with many coastal submarkets.
Within a 3-mile radius, demographics indicate incremental population growth and an increasing household count, with rising incomes that expand the potential renter pool. Projections over the next five years point to continued household gains, which can support occupancy stability and measured rent growth if units remain competitively finished and well-managed.
Vintage matters for positioning: the average neighborhood construction year skews older. Built in 1972, the subject asset is newer than much of the surrounding stock, offering relative competitiveness while still warranting targeted capital planning for systems, interiors, and common areas to unlock value-add upside.
Safety indicators benchmark favorably in a national context, with the neighborhood landing in the upper tiers for overall safety compared to neighborhoods nationwide. Recent year-over-year trends show meaningful declines in both property and violent offenses, which supports tenant retention and leasing stability when paired with professional management and lighting/security best practices.
At the metro level (Los Angeles–Long Beach–Glendale, 1,441 neighborhoods), the area is competitive relative to peer neighborhoods. Investors should continue to monitor trendlines and maintain standard risk mitigation measures, but current data suggest conditions supportive of long-term operations.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience for workforce households, including healthcare, manufacturing, and consumer products. The list below reflects key anchors within commuting range that can underpin leasing and retention.
- Molina Healthcare — healthcare services (5.3 miles) — HQ
- Air Products & Chemicals — industrial gases (6.1 miles)
- Airgas — industrial gases (12.1 miles)
- Mattel — consumer products (14.1 miles) — HQ
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (15.7 miles)
805 S Mesa St offers a 1972-vintage, 51-unit footprint in a renter-heavy Urban Core enclave where occupancy has held above national norms and neighborhood NOI per unit benchmarks in the top tier nationally. Elevated ownership costs in the area tend to reinforce reliance on rental housing, while neighborhood-level rent-to-income remains comparatively manageable—supporting retention and reducing turnover risk. Based on CRE market data from WDSuite, local amenity density is strong for dining and daily needs, though limited parks and childcare suggest targeting professional renters and smaller households.
Within a 3-mile radius, recent population and household growth—paired with rising incomes and projected gains—points to a gradually expanding tenant base. The asset’s vintage is newer than much of the surrounding stock, creating a practical value-add path through systems upgrades, interior refreshes, and common-area enhancements to sharpen competitive positioning without relying on speculative rent lifts.
- Renter concentration and above-average neighborhood occupancy support durable leasing and cash flow.
- Elevated home values sustain rental demand; rent-to-income levels aid retention and pricing discipline.
- 1972 vintage is newer than much of the area’s stock, enabling a targeted value-add program.
- 3-mile demographics show growing households and rising incomes, expanding the tenant base over time.
- Risks: fewer nearby parks/childcare and ongoing capital needs for an older asset; active asset management required.