| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 69th | Good |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4006 Emerald St, Torrance, CA, 90503, US |
| Region / Metro | Torrance |
| Year of Construction | 1972 |
| Units | 29 |
| Transaction Date | 2019-12-03 |
| Transaction Price | $9,300,000 |
| Buyer | REALTY HOLDINGS PSJC LLC |
| Seller | PORTER THEODORE O |
4006 Emerald St Torrance Multifamily Investment
Stabilized renter demand is supported by a high renter-occupied share in the neighborhood and elevated ownership costs nearby, according to WDSuite’s CRE market data. For investors, this points to durable leasing fundamentals relative to comparable Los Angeles submarkets.
Situated in Torrance’s Urban Core, the property benefits from daily-needs access and strong neighborhood fundamentals for workforce and professional renters. Neighborhood data indicates a high renter-occupied share (competitive among 1,441 Los Angeles metro neighborhoods), supporting a deeper tenant base and potential occupancy stability at the asset level. At the same time, elevated home values at the neighborhood level (top percentile nationally) generally reinforce reliance on multifamily housing, bolstering pricing power when managed carefully.
Convenience retail and services are a relative strength: the neighborhood ranks among the top tier for grocery and restaurant density (both near the top decile nationally), and pharmacies are especially abundant (top percentile). These features enhance day-to-day livability and can support lease retention even when broader market conditions fluctuate. Parks, cafes, and childcare options are more limited within the immediate neighborhood, which investors should weigh against the area’s strong essentials.
Neighborhood occupancy performance is mixed: income and housing indicators score above the metro median, yet reported occupancy for the neighborhood sits below the national median. For underwriting, this suggests the submarket remains competitive but rewards disciplined operations and tenant retention strategies. The average net operating income per unit in the neighborhood ranks high versus peers (top quintile nationally), signaling that well-run assets can perform competitively relative to the metro.
Demographics aggregated within a 3-mile radius show a large and gradually expanding renter pool, with population and household counts increasing over the past five years and projected to continue growing. Median household incomes have risen, and contract rents have trended upward, indicating capacity for rent growth alongside some affordability pressure. In the broader 3-mile area, renter-occupied housing is roughly balanced with owner-occupied stock, which, combined with the neighborhood’s higher renter concentration, points to steady depth for multifamily demand. Based on commercial real estate analysis from WDSuite, this blend of high-cost ownership and everyday convenience supports consistent renter interest.
Safety indicators for the neighborhood compare favorably overall in a national context, with crime conditions around the upper third of U.S. neighborhoods. Within the Los Angeles metro (1,441 neighborhoods), recent data shows notable improvement in property-related incidents (top decile nationally for lower estimated rates and a strong year-over-year decline), while violent crime trends have been more variable, warranting routine monitoring. For investors, the mix suggests generally supportive conditions relative to the broader region, with an emphasis on standard security and resident engagement practices.
Proximity to major employers underpins commuter convenience and supports renter demand, including roles across toys/consumer products, industrial gases, airlines, software, and healthcare administration.
- Mattel — consumer products (5.8 miles) — HQ
- Air Products & Chemicals — industrial gases (7.4 miles)
- Southwest Airlines Counter — airlines (7.8 miles)
- Microsoft Offices The Reserves — software (10.1 miles)
- Molina Healthcare — healthcare administration (10.3 miles) — HQ
4006 Emerald St is a 29-unit, 1972-vintage multifamily asset positioned in a neighborhood with strong everyday amenities and a deep renter base. Elevated neighborhood-level home values, abundant grocery/pharmacy/restaurant access, and rising 3-mile incomes point to sustained renter demand and potential pricing power with disciplined lease management. According to CRE market data from WDSuite, the neighborhood’s renter concentration is high relative to the metro, while occupancy at the neighborhood level trends below national medians—an underwriting signal to emphasize operations, renewals, and asset-level differentiation.
The 1972 vintage suggests planning for ongoing systems upkeep and selective renovations—creating value-add pathways to refresh interiors and improve energy efficiency versus older competitive stock. Demographic trends within 3 miles indicate modest population growth and a larger household base ahead, which supports a broader tenant pipeline over the medium term.
- Deep neighborhood renter base and high-cost ownership market support steady multifamily demand
- Everyday convenience strengths (grocery, pharmacy, restaurants) aid retention and leasing
- 1972 vintage offers value-add potential through targeted renovations and system updates
- 3-mile demographic tailwinds—more households and higher incomes—expand the tenant pool
- Risks: neighborhood occupancy below national medians and variable violent-crime trends call for disciplined operations