| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 20th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8459 Otis St, South Gate, CA, 90280, US |
| Region / Metro | South Gate |
| Year of Construction | 1988 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8459 Otis St South Gate Multifamily Investment
This 34-unit property benefits from neighborhood-level occupancy rates of 97.5% and strong rental demand in an urban core market. CRE market data from WDSuite indicates the area ranks in the top quartile nationally for occupancy stability among Los Angeles metro neighborhoods.
The South Gate neighborhood operates as an urban core market with a 71.1% renter-occupied housing share, ranking in the top 3% nationally among 1,441 metro neighborhoods for rental tenure concentration. Built in 1988, this property represents newer construction compared to the neighborhood average of 1946, positioning it competitively for reduced near-term maintenance requirements and stronger tenant appeal.
Neighborhood-level occupancy rates of 97.5% rank in the top quartile among Los Angeles metro neighborhoods, reflecting strong rental demand fundamentals. Median contract rents of $1,373 have grown 35% over five years, while demographics within a 3-mile radius show 64.4% of housing units are renter-occupied, supporting sustained multifamily demand. The area's restaurant density ranks in the 97th percentile nationally, enhancing tenant retention through walkable amenities.
Home values averaging $649,630 with 70% five-year appreciation reinforce rental demand by maintaining elevated ownership costs relative to local incomes. This dynamic supports tenant retention and reduces competitive pressure from ownership alternatives. Forward-looking demographic projections indicate household growth of 36% through 2028, expanding the potential renter pool and supporting occupancy stability.
Property crime rates in the neighborhood rank in the top quartile among Los Angeles metro neighborhoods, with an estimated rate of 18.5 incidents per 1,000 residents that has declined 3.9% year-over-year. Violent crime metrics place the area at median levels compared to the broader metro, with recent trends showing increased volatility that warrants monitoring for potential tenant retention impacts.
The surrounding employment base includes several major corporate offices within commuting distance, supporting workforce housing demand for the property's tenant profile.
- Coca-Cola Downey — beverage manufacturing (4.4 miles)
- Raytheon Public Safety RTC — defense & aerospace (5.0 miles)
- Airgas — industrial gases (5.4 miles)
- International Paper — packaging & paper (7.1 miles)
- Reliance Steel & Aluminum — metals distribution (7.2 miles) — HQ
This 1988-vintage property capitalizes on strong occupancy fundamentals in a rental-concentrated urban core market. According to commercial real estate analysis from WDSuite, neighborhood occupancy rates of 97.5% rank in the top quartile among Los Angeles metro areas, while the 71.1% renter tenure share provides sustained demand depth. The property's construction year positions it favorably against the neighborhood's 1946 average, reducing immediate capital expenditure needs while maintaining competitive appeal.
Demographics within a 3-mile radius support long-term rental demand, with household growth projected at 36% through 2028 and median income increases of 47% forecast over the same period. Home values averaging $649,630 with significant appreciation maintain elevated ownership barriers, reinforcing renter reliance on multifamily housing. The combination of occupancy stability, demographic growth, and reduced competition from ownership creates a foundation for sustained performance.
- Neighborhood occupancy rates of 97.5% rank top quartile among metro areas
- 71.1% renter tenure concentration supports sustained demand
- 1988 construction year reduces near-term capital requirements
- 36% projected household growth through 2028 expands tenant base
- Risk consideration: Recent violent crime volatility requires monitoring for tenant retention impacts