| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 27th | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3200 Ardmore Ave, South Gate, CA, 90280, US |
| Region / Metro | South Gate |
| Year of Construction | 1988 |
| Units | 34 |
| Transaction Date | 2004-06-30 |
| Transaction Price | $2,220,000 |
| Buyer | JERVIS DONALD D |
| Seller | SEDEL RAE F |
3200 Ardmore Ave South Gate Multifamily Investment
Neighborhood multifamily occupancy remains high and renter demand is deep in this Los Angeles metro submarket, according to WDSuite’s CRE market data. For investors, stability at the neighborhood level supports consistent leasing while offering potential to capture steady rent rolls.
Located in South Gate within the Los Angeles-Long Beach-Glendale metro, the property sits in an Urban Core neighborhood with a C+ rating and strong renter fundamentals. Neighborhood occupancy is elevated (reported at 98.1% for the neighborhood), which supports lease-up stability and renewal potential. The renter-occupied share is 64.0% of housing units in the neighborhood, indicating a sizable tenant base that can sustain multifamily demand through cycles.
The 1988 vintage is newer than the neighborhood’s average construction year of 1947. For investors, this typically means relative competitiveness versus older stock and fewer near-term capital items than pre-war assets, while still leaving room for targeted modernization (common areas, systems, or interiors) to drive value-add returns.
Within a 3-mile radius, demographics point to nuanced demand drivers: population has edged down over five years while household counts have increased, implying smaller average household sizes and a broader renter pool. This pattern often supports steady absorption for efficiently sized units and can aid occupancy stability for a 34-unit asset averaging roughly 600 square feet per unit.
Local convenience is a relative strength: grocery and restaurant density rank competitively among 1,441 metro neighborhoods, and pharmacy access is above national norms. By contrast, parks and licensed childcare are limited in the immediate neighborhood, and average school ratings (about 2.5 out of 5) suggest operators should emphasize on-site amenities and resident services to bolster retention. Median contract rents in the neighborhood are in the low-$1,300s with five-year growth near 30%, and the rent-to-income ratio around 0.24 indicates manageable affordability pressure that can support lease management and pricing discipline. Elevated home values relative to income (high value-to-income ratios) signal a high-cost ownership market, which tends to reinforce renter reliance on multifamily housing.
Safety conditions in this neighborhood should be underwritten conservatively. The area ranks at the low end among 1,441 Los Angeles metro neighborhoods for crime, indicating higher reported incident rates than much of the metro. That said, recent year-over-year trends show meaningful improvement, with estimated violent and property offense rates declining sharply over the past year. Investors should incorporate these mixed signals into operating plans and engage in standard risk mitigation (lighting, access control, and resident engagement) appropriate for Urban Core assets.
The surrounding employment base blends industrial, logistics, and professional services, supporting workforce housing demand and commuter convenience. Notable nearby employers include Coca-Cola, Airgas, Raytheon Public Safety RTC, Reliance Steel & Aluminum, and CBRE Group.
- Coca-Cola — beverages and distribution (5.2 miles)
- Airgas — industrial gases (5.8 miles)
- Raytheon Public Safety RTC — public safety technology (5.9 miles)
- Reliance Steel & Aluminum — metals & distribution (6.8 miles) — HQ
- CBRE Group — real estate services (6.9 miles) — HQ
3200 Ardmore Ave’s investment case centers on durable renter demand in an Urban Core pocket of the Los Angeles metro. Neighborhood occupancy is high and the renter-occupied share is substantial, supporting stable leasing and renewal potential. The asset’s 1988 construction is newer than much of the area’s housing stock, providing a competitive baseline while leaving room for selective upgrades to enhance rent positioning. Elevated ownership costs in the area help sustain reliance on rentals, which can support pricing power when paired with disciplined lease management.
Based on CRE market data from WDSuite, neighborhood median contract rents have trended up over five years while rent-to-income metrics remain manageable, suggesting capacity for ongoing, operations-led growth. Within a 3-mile radius, households are increasing even as population dips, indicating smaller household sizes and a broader tenant base that can support occupancy stability for efficiently sized units.
- High neighborhood occupancy and sizable renter base support consistent lease-up and renewals
- 1988 vintage offers relative competitiveness vs. older stock with targeted value-add potential
- Elevated ownership costs reinforce multifamily demand and pricing discipline
- Nearby employment nodes provide commuter convenience and steady renter demand
- Risks: safety ranks below metro averages and local school ratings are modest; plan for security and retention-focused operations