| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 76th | Best |
| Amenities | 49th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3851 W 226th St, Torrance, CA, 90505, US |
| Region / Metro | Torrance |
| Year of Construction | 1987 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3851 W 226th St, Torrance Multifamily Investment Thesis
Positioned in a high-cost ownership pocket of Torrance with deep renter demand, the asset benefits from a neighborhood renter-occupied housing share and amenity access that support leasing durability, according to WDSuite’s CRE market data.
The property sits within an Urban Core neighborhood in Torrance that rates A- and is above metro median performance among 1,441 Los Angeles neighborhoods. Neighborhood occupancy is reported at the neighborhood level and indicates stable renter demand rather than property performance.
Local essentials are a strength: grocery and pharmacy access rank in the top percentiles nationally, and restaurants are abundant, while parks and cafés are limited within the immediate neighborhood. For investors, this mix supports daily convenience and leasing appeal without relying on destination retail.
Schools in the area average roughly 4 out of 5 and score in the top quartile nationally, a family-friendly signal that can aid retention. Median household income performance is above the national median, which helps underpin effective rents and reduces renewal risk relative to lower-income submarkets.
Tenure patterns at the neighborhood level show a high share of housing units that are renter-occupied (62.5%), indicating a deep tenant base. Neighborhood occupancy of 91.8% reflects stable housing utilization; investors should view this as neighborhood context, not a proxy for subject occupancy.
Within a 3-mile radius, demographics point to a modest population base with a recent uptick in total households and a trend toward smaller household sizes. Looking ahead, forecasts indicate continued growth in household counts even as population ticks lower, implying more, smaller households and a broader renter pool that can support occupancy stability and steady leasing velocity.
Vintage matters: with a 1987 construction year versus a neighborhood average vintage from the mid‑1990s, investors should plan for targeted capital improvements and potential value‑add to modernize interiors, systems, and common areas and to compete effectively with newer stock.
Comparable neighborhood-level safety metrics are not available in the current WDSuite dataset for this location. Investors typically benchmark neighborhood trends against broader South Bay and Los Angeles metro patterns and pair that with on-the-ground diligence to understand how safety perceptions may influence leasing and retention.
Given the absence of ranked crime data here, a prudent approach is to review multi-year police blotter trends, property-level incident logs, and nearby submarket reports to establish whether safety conditions are improving, stable, or softening relative to regional norms.
Proximity to diversified employers supports a broad renter pool and commute convenience, with access to corporate offices spanning toys and entertainment, airlines, healthcare, and technology that can aid leasing stability.
- Air Products & Chemicals — industrial gases (7.0 miles)
- Mattel — toys & entertainment (7.0 miles) — HQ
- Southwest Airlines Counter — airline operations (9.0 miles)
- Molina Healthcare — healthcare administration (9.6 miles) — HQ
- Microsoft Offices The Reserves — software & cloud (11.3 miles)
This 36‑unit, 1987 vintage asset in Torrance is positioned in a high-cost ownership market where elevated home values and a strong renter-occupied housing share deepen the tenant pool. Neighborhood occupancy and renter concentration suggest durable demand, while top-tier access to groceries, pharmacies, and dining supports day-to-day livability that can aid retention. Based on CRE market data from WDSuite, the surrounding area’s income profile sits above national norms, reinforcing pricing power relative to lower-income corridors.
The 1987 construction year implies potential value‑add and capex planning to keep finishes and systems competitive versus younger stock. Within a 3‑mile radius, a rising count of households alongside smaller household sizes points to a gradually expanding renter base that can support occupancy stability over time, even as the broader population remains relatively flat.
- High-cost ownership market reinforces rental reliance and supports depth of demand
- Neighborhood-level renter concentration and stable occupancy support leasing durability
- 1987 vintage offers clear value‑add and modernization upside for competitive positioning
- Strong grocery/pharmacy/restaurant access enhances livability and renewal prospects
- Risks: aging systems may require capex; limited nearby parks/cafés; monitor macro demand shifts