| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 48th | Fair |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12015 Lakeland Rd, Santa Fe Springs, CA, 90670, US |
| Region / Metro | Santa Fe Springs |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12015 Lakeland Rd, Santa Fe Springs Multifamily Investment
Neighborhood occupancy is firm and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data, positioning this asset for steady lease-up relative to comparable Los Angeles metro submarkets.
The surrounding neighborhood rates a B and sits above the metro median (rank 607 of 1,441 Los Angeles neighborhoods). Occupancy in the neighborhood is in the top quartile nationally, a signal of stable leasing conditions that can support cash flow durability across cycles. Median contract rents are higher than much of the country, reflecting solid renter willingness to pay in this part of Los Angeles County.
Livability is anchored by everyday conveniences rather than destination retail: grocery and pharmacy access test well nationally, while parks are relatively plentiful. Cafe and childcare densities are limited, which may temper some lifestyle appeal but typically does not impair workforce housing performance.
The neighborhood’s housing stock skews newer than average for the metro, but this 1985 vintage property is older than the local average construction year (2007). For investors, that often points to value‑add potential through interior upgrades and systems modernization, while planning for ongoing capital expenditures to maintain competitiveness against newer product.
Tenure patterns indicate a moderate renter concentration (about two-fifths of housing units are renter‑occupied in the neighborhood). For multifamily owners, that suggests a meaningful but not saturated tenant base, with demand driven by proximity to employment and relative affordability versus owning. Within a 3‑mile radius, demographics show a slight population contraction in recent years but a projected increase in the household count alongside smaller average household sizes, which can expand the rental tenant base and support occupancy stability. Elevated home values for the neighborhood reinforce reliance on rental options and can aid lease retention.
Schools in the area average above national medians, which can support family renter retention. The rent‑to‑income ratio trends below national medians here, indicating less affordability pressure than many coastal submarkets and offering owners some flexibility in lease management without over‑stretching tenants.
Safety performance here trails national norms, and the neighborhood ranks below the metro median for crime (rank 1,171 of 1,441 Los Angeles neighborhoods). Nationally, the neighborhood sits in lower safety percentiles, indicating more incidents than the average U.S. neighborhood. Recent estimates also point to an uptick in violent incidents year over year. Investors typically account for this with sensible measures such as lighting, access control, and community engagement to support resident retention.
Nearby employers provide a diverse industrial and services employment base that supports weekday traffic and a stable pool of renters, including International Paper, Raytheon Public Safety RTC, LKQ, Coca‑Cola Downey, and Edison International.
- International Paper — packaging/paper (1.8 miles)
- Raytheon Public Safety RTC — defense & public safety offices (2.3 miles)
- LKQ — auto parts distribution (2.5 miles)
- Coca-Cola Downey — beverage bottling & distribution (2.8 miles)
- Edison International — electric utility (8.4 miles) — HQ
12015 Lakeland Rd is a 22‑unit, 1985‑vintage asset with average unit sizes around 750 square feet, positioned in a neighborhood that is above the metro median and demonstrates top‑quartile national occupancy. Elevated neighborhood home values and value‑to‑income ratios support sustained renter reliance on multifamily housing, while the local rent‑to‑income profile sits below national medians, aiding retention and reducing near‑term delinquency risk relative to pricier coastal enclaves.
Within a 3‑mile radius, projections indicate household growth alongside smaller average household sizes, which typically broadens the renter pool even if population growth is flat. Against newer local stock (average year built 2007), the 1985 vintage offers clear value‑add pathways through interior refreshes and operational upgrades to remain competitive. According to commercial real estate analysis from WDSuite, neighborhood rents and occupancy trends align with durable workforce demand, while investors should underwrite for security enhancements and ongoing CapEx.
- Top‑quartile neighborhood occupancy supports income stability
- High ownership costs in the area reinforce multifamily renter demand
- 1985 vintage presents value‑add potential versus newer local inventory
- 3‑mile household growth and smaller household sizes expand the tenant base
- Risks: below‑average safety metrics and ongoing CapEx for an older asset