| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8931 Dudlext Ave, South Gate, CA, 90280, US |
| Region / Metro | South Gate |
| Year of Construction | 1996 |
| Units | 20 |
| Transaction Date | 1993-08-04 |
| Transaction Price | $285,000 |
| Buyer | THE REDEVELOPMENT AGENCY |
| Seller | SANDOVAL MARIA DEL REFUGIO |
8931 Dudlext Ave, South Gate CA Multifamily Investment
Steady renter demand and high neighborhood occupancy suggest durable income potential for a 20-unit asset in an Urban Core pocket of Los Angeles County, according to WDSuite’s CRE market data. The area’s high-cost ownership market further supports sustained interest in well-managed rental housing.
The property sits in South Gate within the Los Angeles–Long Beach–Glendale metro, where the immediate neighborhood is rated B and shows strong occupancy and daily-needs access. Amenities are a relative strength: grocery, restaurants, parks, and cafes score in the upper tiers nationally, supporting livability and day-to-day convenience for residents. Average school ratings track near national mid-range, which can help stabilize family-oriented tenancy without commanding premium pricing.
At the metro scale (1,441 neighborhoods), this location is competitive for occupancy and sits above the metro median, with performance also in the top quartile nationally. Rents in the neighborhood have risen over the past five years, and high housing occupancy indicates limited immediate supply slack. Together, these dynamics support tenant retention and reduce downtime risk for well-operated units.
Vintage matters: the submarket’s housing stock skews older (average construction year 1953), while this property was built in 1996. Being newer than much of the nearby stock can offer a relative leasing edge, though systems may still benefit from targeted modernization to preserve competitiveness and manage long-term capital needs.
Tenure and demographics (aggregated within a 3-mile radius) point to a deep renter base: roughly six in ten housing units are renter-occupied, indicating substantial depth for multifamily leasing. Population has edged down in recent years while household counts are projected to rise and average household size is expected to trend smaller, which generally supports a larger tenant base and ongoing demand for rental units even as composition shifts.
Ownership costs are elevated for the neighborhood relative to national norms, reinforcing renter reliance on multifamily housing. For investors, that backdrop can support pricing power and lease-up velocity, while a higher rent-to-income burden in the area argues for attentive lease management and renewal strategies.
Neighborhood safety metrics compare favorably at the national level, with overall crime measures landing above many neighborhoods nationwide and violent-offense indicators positioned in stronger percentiles. Recent-year estimates also show a decline in violent incidents and a notable drop in property offenses, according to CRE market data from WDSuite.
Within the Los Angeles–Long Beach–Glendale metro (1,441 neighborhoods), this area performs competitively on several safety dimensions. As always, safety can vary by corridor and over time, so investors should pair these directional signals with on-the-ground due diligence and current local reporting.
Nearby employers span consumer goods, defense-related services, industrial gases, packaging, and diversified corporates, supporting a broad employment base and commute convenience for renters in South Gate.
- Coca-Cola Downey — beverage operations (3.6 miles)
- Raytheon Public Safety RTC — defense & training (4.2 miles)
- Airgas — industrial gases (4.9 miles)
- International Paper — packaging & paper (6.5 miles)
- Reliance Steel & Aluminum — metals & distribution (7.9 miles) — HQ
- CBRE Group — real estate services (8.0 miles) — HQ
- Microsoft — technology offices (8.0 miles)
- LKQ — auto parts distribution (8.7 miles)
- Time Warner Business Class — telecommunications (9.1 miles)
- Edison International — utilities (9.3 miles) — HQ
This 20-unit asset, built in 1996, benefits from a neighborhood that combines high occupancy, strong day-to-day amenities, and a renter-heavy housing profile. Being newer than much of the local housing stock provides a relative competitive edge, while targeted updates can further enhance positioning against older comparables. Elevated ownership costs in the area tend to sustain multifamily demand and support lease-up and retention.
Demographic patterns within a 3-mile radius point to a sizable renter pool and projections for more households with smaller sizes, which generally supports occupancy stability and steady leasing activity. According to commercial real estate analysis from WDSuite, the neighborhood’s performance sits above many metro peers and in stronger national percentiles, aligning with an income-focused strategy that balances yield with operational discipline. Key risks include affordability pressures implied by rent-to-income levels and the need for continued capital planning as the asset matures.
- High neighborhood occupancy and strong amenity access support leasing stability
- 1996 vintage offers a relative edge versus older local stock with targeted modernization upside
- Elevated ownership costs reinforce renter demand and retention potential
- 3-mile demographics indicate a deep renter-occupied base and household growth, supporting demand
- Risks: affordability pressures (rent-to-income) and ongoing capex needs as systems age