| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 48th | Fair |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10800 Pioneer Blvd, Santa Fe Springs, CA, 90670, US |
| Region / Metro | Santa Fe Springs |
| Year of Construction | 1972 |
| Units | 107 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10800 Pioneer Blvd, Santa Fe Springs Multifamily Investment
Stabilized neighborhood occupancy and a high-cost ownership market support durable renter demand, while the 1972 vintage points to clear value-add potential, according to WDSuite’s CRE market data.
This Urban Core pocket of Santa Fe Springs rates a B among Los Angeles-Long Beach-Glendale, CA neighborhoods and shows resilient renter demand. Neighborhood occupancy is competitive among metro submarkets and sits in the top quartile nationally, signaling steady leasing backstopped by local employment and proximity to daily needs, per WDSuite’s data.
Renter-occupied housing makes up a meaningful share of units (neighborhood-level tenure), indicating a solid tenant base for multifamily. Within a 3-mile radius, household counts have held roughly stable recently with expectations for further growth and smaller average household sizes ahead, which can expand the renter pool even if population growth is muted. Rising median incomes in the 3-mile area strengthen household purchasing power and can support rent levels and retention.
Local convenience supports livability: grocery, parks, and pharmacies benchmark above most neighborhoods nationwide, while cafes and childcare options are thinner. Average public school ratings trend above the national median, a consideration for renter retention among family households. Median home values are elevated relative to incomes (high national percentile for value-to-income), reinforcing reliance on rental housing and supporting occupancy stability and pricing power for well-managed assets.
The property’s 1972 construction is older than the neighborhood’s newer housing stock (average construction year is more recent), highlighting the importance of capital planning. Thoughtful renovations and systems upgrades can improve competitive positioning versus newer inventory while targeting measurable value-add.
Safety indicators for the surrounding neighborhood are below national norms and below the metro average (ranked toward the higher-crime end relative to 1,441 Los Angeles-area neighborhoods), based on WDSuite’s crime benchmarking. Nationally, the neighborhood sits in the lower third for safety.
Recent year-over-year signals are mixed: property-related offenses show a modest decline, while estimates indicate a notable increase in violent offense rates. For investors, underwriting should reflect these dynamics and consider typical risk-management measures alongside tenant profile and on-site operations when assessing leasing durability and expense assumptions.
The immediate area draws from a diversified industrial and services employment base that supports workforce housing demand and commute convenience, including International Paper, Raytheon Public Safety RTC, Coca-Cola Downey, LKQ, and Edison International.
- International Paper — paper and packaging (1.6 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (2.1 miles)
- Coca-Cola Downey — beverage operations (2.6 miles)
- LKQ — automotive parts distribution (2.8 miles)
- Edison International — utilities holding company (8.2 miles) — HQ
At 107 units with a 1972 vintage, the asset presents a clear renovation and operational-upside thesis in a neighborhood showing durable renter demand and competitive occupancy. Elevated home values in the area underpin reliance on rental housing, while neighborhood rent levels and rent-to-income metrics point to manageable affordability pressure that can support retention and steady collections.
Neighborhood occupancy trends remain above national norms and competitive within the Los Angeles metro, according to CRE market data from WDSuite, while 3-mile demographics indicate rising incomes and a projected increase in household counts that can broaden the renter pool even if population growth is flat. Against a newer neighborhood housing stock, strategic capital planning can sharpen competitive positioning and support rent trade-outs without overreliance on market growth.
- Occupancy resilience at the neighborhood level supports leasing stability and collections
- 1972 vintage offers value-add via interiors, curb appeal, and systems modernization relative to newer stock
- High-cost ownership market reinforces multifamily demand and pricing power for well-managed assets
- 3-mile incomes trending higher with projected household growth expands the tenant base
- Risks: below-average neighborhood safety and capex needs require disciplined underwriting and asset management