| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 48th | Fair |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 22610 S Western Ave, Torrance, CA, 90501, US |
| Region / Metro | Torrance |
| Year of Construction | 1990 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
22610 S Western Ave, Torrance Multifamily Opportunity
Positioned in a renter-heavy pocket of Torrance, this 44-unit asset benefits from strong local amenities and a high-cost ownership market, according to WDSuite’s CRE market data.
Neighborhood Dynamics and Livability
The property sits in an Urban Core area of the Los Angeles-Long Beach-Glendale metro with a neighborhood rating of B. Nearby amenity density is a relative strength: restaurant and cafe availability rank in the top decile nationally, and pharmacies are also plentiful. Grocery options are solid versus national norms. Park access is more limited locally, which may modestly temper lifestyle appeal compared with greener submarkets.
For investors evaluating renter demand, the neighborhood shows a high renter-occupied share of housing units (above the national norm), indicating a deeper tenant base for multifamily. Neighborhood occupancy is around the national midpoint; lease-up should be supported by amenity access and proximity to regional job centers, though day-to-day performance will be operator-driven.
Schools in the area average roughly mid-3 out of 5 and sit above national median benchmarks, which can support family renter retention relative to peer urban locations. Median contract rents in the neighborhood trend above national norms, reflecting Los Angeles fundamentals rather than luxury-only positioning.
Vintage matters: built in 1990, the asset is newer than the neighborhood’s average 1970s housing stock. That positioning generally improves competitiveness versus older walk-up product while still warranting targeted modernization over time (common areas, energy systems, finishes) to sustain rent positioning and reduce long-term capital surprises.
Within a 3-mile radius, households have increased even as total population edged down slightly, and projections indicate further household growth alongside smaller average household sizes. This typically broadens the renter pool and supports occupancy stability for well-managed properties. Elevated home values locally reinforce reliance on multifamily housing, which can aid pricing power in stabilized assets.
Safety Context
Based on WDSuite neighborhood analytics, the area trends safer than many neighborhoods nationwide, with crime measures positioned in the upper national percentiles. Recent year-over-year estimates indicate notable declines in both violent and property offenses, suggesting a favorable directional trend rather than a short-term anomaly.
Within the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, the location is competitive on safety metrics, offering a balanced risk profile for workforce-oriented multifamily. As always, investors should underwrite to property-level controls and management practices, which can materially influence on-site outcomes.
Nearby employers span healthcare, consumer products, industrial gases, and air travel services, supporting commuter convenience and a steady renter pipeline for workforce housing. The list below reflects notable names within practical commuting distance.
- Air Products & Chemicals — industrial gases (4.5 miles)
- Molina Healthcare — healthcare services (7.3 miles) — HQ
- Mattel — consumer products (8.3 miles) — HQ
- Airgas — industrial gases (9.1 miles)
- Southwest Airlines Counter — air travel services (10.2 miles)
This 44-unit, 1990-built property in Torrance aligns with a renter-oriented pocket of Los Angeles County where elevated ownership costs and strong amenity access underpin multifamily demand. The asset’s newer vintage relative to the neighborhood’s 1970s average offers competitive positioning versus older stock, with targeted upgrades likely to enhance durability and rent attainment. According to CRE market data from WDSuite, neighborhood safety trends are favorable nationally, and the local renter-occupied share is high, supporting a stable tenant base.
Within a 3-mile radius, household counts are rising and are projected to expand further even as average household sizes decline—conditions that typically widen the renter pool and support occupancy stability. Neighborhood rents track above national norms while the rent-to-income profile indicates manageable affordability pressure for many local households, helping balance retention with measured pricing power. Investors should still underwrite to potential capex for systems modernization and account for limited park access in resident experience planning.
- Newer-than-neighborhood vintage (1990) offers competitive positioning with value-add potential in finishes and systems.
- High renter-occupied share and amenity-rich corridor support depth of tenant demand and leasing stability.
- Household growth within 3 miles and smaller household sizes expand the renter pool and support occupancy over time.
- Elevated ownership costs locally reinforce reliance on multifamily housing, aiding retention and pricing discipline.
- Risks: limited park access, average neighborhood occupancy, and ongoing capex needs for a 1990 asset.