| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 27th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3170 Southern Ave, South Gate, CA, 90280, US |
| Region / Metro | South Gate |
| Year of Construction | 1979 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3170 Southern Ave South Gate Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with metrics referring to the surrounding neighborhood rather than this specific property. Expect steady leasing supported by a deep renter base and proximity to everyday amenities.
Situated in South Gate within the Los Angeles-Long Beach-Glendale metro, the neighborhood posts high occupancy and a deep renter pool. The neighborhood’s occupancy rate is competitive among Los Angeles neighborhoods (ranked 224 out of 1,441; top quartile nationally), and renter-occupied housing accounts for roughly two-thirds of units, indicating a broad tenant base that can support leasing stability.
Daily-needs access is a strength: grocery and restaurant density sits in the top decile nationally, and cafes are similarly abundant. This convenience tends to support retention and reduces dependence on long commutes for essentials. Park space and formal childcare options are more limited locally, which may temper appeal for some family renters; investors should account for this in amenity programming.
Home values are elevated for the area, and the neighborhood’s value-to-income ratio ranks in the upper percentiles nationally. In practice, a high-cost ownership market reinforces renter reliance on multifamily housing and can support pricing power when paired with measured rent-to-income levels. Median contract rents in the neighborhood have trended upward over the last five years, consistent with broader Los Angeles patterns.
The average vintage of nearby housing skews older (post-war stock), while the subject property’s 1979 construction is newer than much of the surrounding inventory. That positioning can be competitive against older stock, though investors should plan for ongoing system updates and targeted renovations to maintain unit quality and capture value-add upside.
Demographic statistics are aggregated within a 3-mile radius. Recent years show modest population decline but a slight increase in household count and a notable reduction in household size, pointing to smaller households and a potentially larger pool of renters per unit of population. Forecasts indicate further household growth alongside rising incomes, which supports demand for rental units and occupancy stability even as household composition evolves.
School ratings trend around the national midpoint, which neither materially elevates nor detracts from demand at typical workforce and market-rate properties. Overall, the area rates C+ with an Urban Core profile, signaling established demand drivers with some operational complexities typical of infill Los Angeles submarkets.
Neighborhood safety indicators compare favorably in a regional and national context. The area ranks 1st out of 1,441 metro neighborhoods on composite crime measures and sits in the top decile nationally, indicating comparatively lower reported offense rates than most neighborhoods across the country.
Year-over-year trends point to meaningful declines in both property and violent offense estimates, which, while subject to reporting variability, suggest improving conditions. As always, block-level variation exists; investors should pair this directional read with on-the-ground diligence and standard risk management practices.
Nearby employment nodes provide a broad base of blue-chip and industrial employers that support renter demand and commute convenience, including operations from Coca-Cola, Airgas, Raytheon, Reliance Steel & Aluminum, and CBRE Group.
- Coca-Cola Downey — beverages (5.2 miles)
- Airgas — industrial gases (5.5 miles)
- Raytheon Public Safety RTC — public safety/defense (5.8 miles)
- Reliance Steel & Aluminum — metals & distribution (7.2 miles) — HQ
- CBRE Group — commercial real estate services (7.3 miles) — HQ
3170 Southern Ave is a 75-unit, 1979-vintage asset positioned in an Urban Core neighborhood where occupancy is competitive among Los Angeles neighborhoods and renter-occupied housing is prevalent. The property’s vintage is newer than much of the surrounding post-war stock, offering relative competitiveness and potential value-add through selective modernization and energy/system updates. Elevated local home values and ownership costs underpin sustained reliance on rentals, while dense retail and service amenities support retention.
Demographic statistics within a 3-mile radius show households edging higher despite modest population decline, implying smaller household sizes and a broader tenant base over time. Median incomes have risen and are projected to continue increasing, with neighborhood rents trending upward as well; according to CRE market data from WDSuite, these dynamics support occupancy stability while calling for thoughtful lease management to monitor affordability pressure.
- High neighborhood occupancy (top quartile in metro) and deep renter base support leasing stability.
- 1979 vintage is newer than nearby housing stock, with clear value-add and systems-upgrade pathways.
- Elevated ownership costs in Los Angeles reinforce renter demand and potential pricing power.
- Amenity-dense location (groceries, dining, cafes) supports retention and everyday convenience.
- Risks: modest population decline, limited parks/childcare nearby, and affordability pressure as rents rise.