| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 20th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8633 California Ave, South Gate, CA, 90280, US |
| Region / Metro | South Gate |
| Year of Construction | 2004 |
| Units | 69 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8633 California Ave South Gate Multifamily Investment
Neighborhood metrics point to durable renter demand and high occupancy in this Urban Core pocket of South Gate, according to WDSuite’s CRE market data, with figures referring to the neighborhood rather than the property.
The immediate area is an Urban Core neighborhood within the Los Angeles-Long Beach-Glendale metro that trends renter-heavy, with a high share of housing units that are renter-occupied—supporting a deeper tenant base and steadier leasing. Neighborhood occupancy ranks 335 out of 1,441 metro neighborhoods, placing it in the top quartile locally and signaling stable operations for well-run assets.
Construction year averages in the neighborhood skew older (mid-20th century), while this property’s 2004 vintage positions it as newer than surrounding stock—typically a competitive edge on curb appeal and building systems. Investors should still plan for selective modernization as the asset approaches two decades in service.
Within a 3-mile radius, demographics show slight population contraction alongside a small increase in total households and a decline in average household size. For multifamily, that trend often expands the renter pool and supports occupancy stability, as more, smaller households look for attainable rental options. Median contract rents in the neighborhood sit above many peer areas in the region, and restaurant and cafe density are strong (each ranking among the better-performing neighborhoods metro-wide), while parks, pharmacies, and childcare access are limited—factors to consider for retention and marketing strategy.
Home values in the neighborhood are elevated for the region and rank high nationally, indicating a high-cost ownership market that reinforces reliance on multifamily housing. With rent-to-income metrics indicating some affordability pressure, operators may prioritize lease management and value retention over aggressive rent pushes. On the income side, the neighborhood’s NOI per unit performance ranks 270 of 1,441—competitive among Los Angeles-Long Beach-Glendale neighborhoods—underscoring resilient fundamentals for stabilized multifamily.
Safety indicators for the neighborhood sit near the metro middle by rank (crime rank 812 of 1,441), translating to conditions that are broadly comparable to many Los Angeles-Long Beach-Glendale neighborhoods. Nationally, overall safety aligns near midpack.
Breakout categories show a mixed profile: property offense levels benchmark favorably (top quartile nationally), while violent offense levels compare better than average nationally but have shown a recent uptick. For investors, this suggests monitoring near-term trends and engaging in standard risk mitigation (lighting, access control, and coordination with local resources) rather than assuming linear improvement.
Proximity to a diverse employment base supports renter demand and commute convenience, anchored by beverage distribution, defense technology, industrial gases, metals, and real estate services within a 5–7 mile radius.
- Coca-Cola Downey — beverage distribution (4.8 miles)
- Raytheon Public Safety RTC — defense technology (5.4 miles)
- Airgas — industrial gases (5.6 miles)
- Reliance Steel & Aluminum — metals — HQ (7.1 miles)
- CBRE Group — real estate services — HQ (7.1 miles)
8633 California Ave is a 69-unit, 2004-vintage asset positioned in a renter-concentrated Urban Core neighborhood where occupancy is competitive within the metro. The property’s newer vintage versus the local average provides relative differentiation, with potential to capture demand from households seeking professionally managed, attainable rentals. According to CRE market data from WDSuite, neighborhood occupancy ranks in the top quartile locally, and elevated home values point to a high-cost ownership market that sustains multifamily reliance.
Forward-looking drivers include an increase in household counts within a 3-mile radius despite modest population decline, which can expand the tenant base and support leasing stability. Balanced against this are affordability pressures and uneven amenity depth (particularly parks, pharmacies, and childcare), suggesting disciplined operations and targeted upgrades should focus on retention and livability.
- Renter-heavy neighborhood and competitive occupancy support steady demand
- 2004 vintage offers a positioning edge vs. older local stock, with selective modernization potential
- High-cost ownership market reinforces reliance on rentals and leasing durability
- Household growth within 3 miles increases the addressable renter base
- Risks: affordability pressure, limited park/pharmacy/childcare amenities, and mixed safety trends requiring active management