| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 58th | Good |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21501 S Vermont Ave, Torrance, CA, 90502, US |
| Region / Metro | Torrance |
| Year of Construction | 1986 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21501 S Vermont Ave Torrance Multifamily Investment
Neighborhood fundamentals point to durable renter demand supported by a high-cost ownership market and proximity to major employers, according to WDSuite s CRE market data. While neighborhood occupancy is measured at the neighborhood level and trends near the national mid-range, investor focus tilts toward income stability and retention over aggressive lease-up.
This inner suburb of Los Angeles (B+ neighborhood rating) is competitive among Los Angeles-Long Beach-Glendale, CA neighborhoods for overall livability (ranked 506 out of 1,441). Amenity access leans practical rather than lifestyle-driven: grocery and pharmacy density is strong (nationally high percentiles), while parks and cafes are limited. For investors, that mix supports everyday convenience for residents and reduces reliance on destination amenities to sustain leasing.
Neighborhood occupancy is measured for the neighborhood cluster, not the property, and sits below the metro median but in the national mid-range. The neighborhood s renter-occupied share is under half of households, indicating a larger owner presence locally; however, within a 3-mile radius, a sizable renter base supports multifamily demand and helps maintain leasing velocity.
Demographics aggregated within a 3-mile radius show households have grown modestly and are projected to increase further as average household size trends smaller. This dynamic can expand the tenant base over time and support occupancy stability, even as population growth remains flat to slightly negative. Median incomes in the area are strong relative to many U.S. neighborhoods, and the rent-to-income profile points to manageable affordability pressure a constructive backdrop for lease retention.
Home values in the neighborhood are elevated versus national norms, which typically sustains renter reliance on multifamily housing and supports pricing power for well-positioned assets. The property s 1986 vintage is slightly older than the neighborhood average year built, suggesting potential value-add through selective renovations and capital planning to keep finishes and building systems competitive.
Safety indicators are mixed when benchmarked locally and nationally. The neighborhood ranks 1,089 out of 1,441 Los Angeles-Long Beach-Glendale, CA neighborhoods, which is below the metro median for safety. Nationally, it sits below the median percentile. Recent trend data show property offenses declining year over year, while reported violent incidents have edged up; investors should underwrite with standard loss-prevention, lighting, and access-control strategies typical for inner-suburban Los Angeles locations.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience for workforce and professional tenants. The list below reflects notable corporate offices and headquarters within a practical commuting radius.
- Air Products & Chemicals industrial gases (3.6 miles)
- Molina Healthcare managed care (6.9 miles) HQ
- Airgas industrial gases (7.8 miles)
- Mattel consumer products (8.4 miles) HQ
- Southwest Airlines Counter airline services (10.1 miles)
21501 S Vermont Ave is a 42-unit, 1986-vintage asset positioned in an inner-suburban Los Angeles neighborhood where everyday retail access is strong and renter demand is reinforced by a high-cost ownership market. According to CRE market data from WDSuite, neighborhood occupancy trends in the national mid-range while sitting below the metro median; paired with a meaningful renter pool within a 3-mile radius and solid household incomes, the setting supports steady leasing and pragmatic rent growth management.
The 1986 construction implies potential value-add via unit modernization and targeted system upgrades to sharpen competitive positioning against newer stock. Limited nearby parks and café density suggests marketing should emphasize commute access and essential retail, while underwriting should account for local safety metrics that trail the metro median. Overall, the combination of elevated for-sale housing costs, diversified employment nearby, and practical amenity access underpins a durable, income-focused thesis.
- High-cost ownership market supports sustained renter demand and pricing power
- Neighborhood occupancy in the national mid-range with a sizeable 3-mile renter base
- 1986 vintage offers value-add potential through interior updates and system refresh
- Strong grocery and pharmacy access supports resident convenience and retention
- Risks: below-metro safety ranking and limited parks/café density warrant prudent underwriting