| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 48th | Fair |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11920 Florence Ave, Santa Fe Springs, CA, 90670, US |
| Region / Metro | Santa Fe Springs |
| Year of Construction | 1973 |
| Units | 93 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11920 Florence Ave Santa Fe Springs Multifamily Investment
Neighborhood multifamily fundamentals show above-median occupancy stability, according to WDSuite’s CRE market data, supporting consistent tenant retention potential. Elevated ownership costs in Los Angeles County further reinforce renter demand in this submarket.
The property sits in an Urban Core neighborhood that trends above the metro median on several renter-relevant factors, including occupancy and access to daily needs. Neighborhood occupancy is reported near 95.9% (neighborhood metric, not property-level), suggesting steady lease-up and renewal dynamics based on CRE market data from WDSuite.
Local convenience is a relative strength: grocery and park access score in the upper national percentiles, while restaurants and pharmacies are also competitive. Cafe and childcare density are thinner, so resident amenities lean toward necessities rather than lifestyle options, which investors should consider when positioning units and amenities.
School quality averages roughly 3.3 out of 5 with a national standing around the 70th percentile, which can support family-oriented renter segments. Housing quality indicators are top quartile nationally, and median contract rents benchmark high for the region, aligning with Los Angeles’ broader rent premium. For investors conducting multifamily property research, these dynamics indicate durable pricing power when paired with effective lease management.
Vintage matters here. The average neighborhood construction year skews newer (mid‑2000s), while the subject’s 1973 vintage implies capital planning for building systems and the potential for targeted value‑add to remain competitive against younger stock. Within a 3‑mile radius, household counts have been roughly stable, and forecasts point to a meaningful increase in households alongside smaller average household sizes — a configuration that can expand the renter pool and support occupancy durability.
Safety indicators for the neighborhood track below the metro average, ranking in the lower tier among 1,441 Los Angeles–area neighborhoods and around the lower third nationally. Recent data show mixed trends: property offenses have edged down year over year, while violent offense rates increased, according to WDSuite. Investors should underwrite prudent security measures and tenant‑experience practices consistent with submarkets that exhibit similar profiles.
Nearby employment is diversified across manufacturing, logistics, communications, and beverage distribution, supporting workforce housing demand and commute convenience for renters. The employers below reflect the closest concentration likely to influence day‑to‑day leasing and retention.
- International Paper — paper & packaging (1.6 miles)
- Raytheon Public Safety RTC — defense & technology offices (2.3 miles)
- LKQ — auto parts distribution (2.7 miles)
- Coca-Cola Downey — beverage production/distribution (2.7 miles)
- Time Warner Business Class — communications services (4.6 miles)
11920 Florence Ave offers scale at 93 units with neighborhood fundamentals that favor stable operations. Occupancy at the neighborhood level sits above the metro median and rents benchmark high for Los Angeles, while elevated for‑sale home values help sustain reliance on multifamily. Built in 1973, the asset likely benefits from a focused value‑add and systems‑upgrade plan to compete with the area’s newer stock, according to CRE market data from WDSuite.
Within a 3‑mile radius, household counts are expected to rise and average household size to decline, a combination that typically broadens the renter base and supports lease-up and renewal activity. Amenity access is strongest for groceries, parks, and pharmacies, suggesting a positioning strategy oriented to daily convenience and workforce households, with selective upgrades to capture rent premiums while managing affordability pressure.
- Above‑median neighborhood occupancy supports revenue stability versus many LA submarkets.
- 1973 vintage creates clear value‑add and capital planning pathways to compete with newer stock.
- High ownership costs in Los Angeles reinforce multifamily demand and pricing power.
- Household growth and smaller household sizes within 3 miles expand the potential renter pool.
- Risks: below‑average safety indicators and thinner cafe/childcare amenities warrant proactive operations and resident‑service programming.