| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 27th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3151 Independence Ave, South Gate, CA, 90280, US |
| Region / Metro | South Gate |
| Year of Construction | 1987 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3151 Independence Ave South Gate Multifamily Investment
This 34-unit property built in 1987 operates in a neighborhood with 98.1% occupancy rates and strong rental demand fundamentals, according to CRE market data from WDSuite.
The South Gate neighborhood ranks among the top 10% nationally for occupancy stability at 98.1%, positioning this location favorably for multifamily investors. With 64% of housing units occupied by renters compared to the broader Los Angeles metro, the area demonstrates sustained rental demand that supports lease-up velocity and tenant retention.
Built in 1987, this property predates the neighborhood's average construction year of 1947, potentially offering value-add opportunities through strategic renovations and unit improvements. The area's median contract rent of $1,387 has grown 30% over five years, indicating pricing power while maintaining affordability relative to regional standards.
Demographics within a 3-mile radius show a stable tenant base with 365,000 residents and average household sizes of 4.0 people. Projected household growth of 36% through 2028, combined with median income increases from $59,065 to $90,277, suggests expanding renter demand and improved payment capacity. The neighborhood provides strong amenity access with 10.7 grocery stores per square mile ranking in the 99th percentile nationally, supporting tenant satisfaction and retention.
Home values averaging $621,000 with 50% appreciation over five years reinforce rental housing reliance, as elevated ownership costs sustain demand for multifamily units. The rent-to-income ratio remains manageable, supporting lease renewals while providing operators flexibility for strategic rent optimization.
The neighborhood demonstrates strong safety metrics relative to regional and national benchmarks. Property crime rates rank in the top percentile among 1,441 Los Angeles metro neighborhoods, with violent crime statistics showing similar favorable positioning. Both property and violent crime rates declined significantly year-over-year, indicating improving conditions that support tenant retention and leasing appeal.
These safety trends align with broader neighborhood stability indicators, contributing to the area's high occupancy rates and rental demand fundamentals that benefit multifamily operators.
The property benefits from proximity to major corporate employers within the greater Los Angeles employment corridor, providing workforce housing opportunities for professional tenants.
- Coca-Cola Downey — beverage manufacturing (5.3 miles)
- Airgas — industrial gases (5.9 miles)
- Raytheon Public Safety RTC — defense technology (5.9 miles)
- Reliance Steel & Aluminum — metals distribution (6.8 miles) — HQ
- CBRE Group — commercial real estate services (6.8 miles) — HQ
This South Gate property offers multifamily investors exposure to exceptional occupancy fundamentals, with neighborhood-level rates of 98.1% ranking in the top decile nationally. The 1987 construction vintage provides value-add potential through strategic unit improvements and common area enhancements, while the area's 64% renter occupancy rate indicates sustained demand that supports both lease-up and renewal strategies. Demographic projections show household growth of 36% through 2028 alongside median income increases to $90,277, expanding the potential tenant base while improving payment capacity.
The investment case strengthens through regional employment diversity, with major corporate anchors including Coca-Cola, Raytheon, and CBRE Group headquarters providing workforce housing demand. Safety improvements and declining crime rates support tenant retention, while strong amenity access including top-percentile grocery density enhances livability. However, investors should consider the area's lower educational attainment levels and monitor rent-to-income ratios as market rents continue advancing.
- Exceptional occupancy stability at 98.1% ranking top 10% nationally
- Value-add potential through strategic renovations of 1987-vintage property
- Projected 36% household growth and rising incomes through 2028
- Proximity to diverse corporate employment base supporting workforce housing demand
- Risk consideration: Monitor affordability dynamics as market rents advance