| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 20th | Poor |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8982 State St, South Gate, CA, 90280, US |
| Region / Metro | South Gate |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8982 State St: 1987 Vintage, 20-Unit Multifamily
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data. Elevated ownership costs in Los Angeles County support lease retention in South Gate while the area’s strong renter concentration reinforces a stable tenant base.
South Gate sits within the Los Angeles-Long Beach-Glendale metro and shows rental stability for investors: neighborhood occupancy is strong and sits in the top quartile nationally, while the share of renter-occupied units is high. Based on CRE market data from WDSuite, this translates to a deeper tenant pool and supports lower downtime between turns.
Local amenity density is mixed. Restaurants and cafes are dense by national standards (both near the top decile), and grocery access is above average, which helps with day-to-day convenience. However, measured park, pharmacy, and childcare presence within the neighborhood is limited, so resident lifestyle needs may be met more by nearby districts than within the immediate blocks.
Home values in the neighborhood test well above national norms, which typically sustains rental demand as ownership remains a high-cost option. Median contract rents have risen over the last five years, reinforcing the pricing trajectory, while a rent-to-income profile suggests some affordability pressure that owners should manage via renewal and lease strategy.
Demographic statistics aggregated within a 3-mile radius show near-term population contraction alongside a modest increase in households and a trend toward smaller household sizes through the forecast period. For multifamily investors, this implies a steady or expanding renter pool even as household composition shifts, supporting occupancy stability for well-positioned assets.
The subject property’s 1987 vintage is newer than much of the surrounding housing stock, which skews mid-century. That age profile can be a competitive advantage versus older buildings, while still warranting capital planning for systems modernization and selective value-add upgrades to meet current renter expectations.
Safety indicators are mixed compared with national benchmarks. Overall crime performance tracks near the national middle, but property offenses score in the higher national percentiles, suggesting relatively favorable outcomes versus many U.S. neighborhoods. Violent offense levels rank better than average nationally, though recent year-over-year trends indicate some upward movement that investors should monitor as part of underwriting and asset management.
Within the Los Angeles metro context (1,441 neighborhoods measured), results vary by category and subtrend, so investors should lean on current, property-level data, lighting and access controls, and resident engagement to maintain leasing stability.
The immediate area draws from a broad employment base across beverages, industrial gases, defense and aerospace, and corporate services, supporting commuter convenience and renter demand for workforce housing. The list below reflects nearby employers likely to influence tenant retention and leasing velocity.
- Coca-Cola Downey — beverages (5.1 miles)
- Airgas — industrial gases (5.5 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (5.7 miles)
- CBRE Group — real estate services (7.2 miles) — HQ
- Reliance Steel & Aluminum — metals & distribution (7.2 miles) — HQ
This 20-unit, 1987-built asset in South Gate benefits from a high share of renter-occupied housing and top-quartile neighborhood occupancy, pointing to resilient demand and reduced downtime risk. Elevated home values in the neighborhood reinforce reliance on rental housing, while recent rent growth underscores durable pricing power relative to the metro. According to CRE market data from WDSuite, restaurant and cafe density is strong, adding to livability, although limited parks and pharmacies nearby may shift some lifestyle trips to adjacent areas.
Demographic statistics within a 3-mile radius indicate a modest decline in population but an increase in household counts and a projected reduction in household size, which can translate into a larger renter base over time. The property’s vintage is newer than much of the area’s older stock, offering competitive positioning with potential for targeted value-add and systems modernization to capture further rent premiums while maintaining occupancy stability.
- Strong renter concentration and high neighborhood occupancy support steady leasing
- Elevated ownership costs sustain multifamily demand and renewal potential
- 1987 vintage offers competitive edge versus older local stock with value-add upside
- Amenity density (restaurants/cafes) enhances livability; limited parks/pharmacies are a consideration
- Watch items: recent violent-crime uptick and household affordability pressure warrant prudent underwriting