| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 82nd | Best |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5530 W 190th St, Torrance, CA, 90503, US |
| Region / Metro | Torrance |
| Year of Construction | 1972 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5530 W 190th St, Torrance Multifamily Value-Add
Neighborhood occupancy remains firm and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data, supporting a durable income profile for well-managed assets.
Situated in Torrance’s inner-suburban fabric of the Los Angeles metro, the neighborhood scores A- overall and is competitive among 1,441 Los Angeles-Long Beach-Glendale neighborhoods. According to CRE market data from WDSuite, neighborhood occupancy is strong, which supports cash flow stability for professionally operated assets; note this is the neighborhood’s occupancy, not the property’s.
Lifestyle fundamentals skew favorable for renters: grocery and restaurant density rank in the upper national percentiles, while parks access is a standout, placing near the top nationally. Cafe and pharmacy density are thinner, which tilts convenience toward driving rather than walking.
Schools rate well above national norms, an attribute that can aid retention for family renters. Median contract rents in the neighborhood sit at upper-tier levels and have grown meaningfully over five years, while rent-to-income metrics indicate room for disciplined pricing without overextending typical household budgets.
Within a 3-mile radius, demographics reflect a high-income tenant base and a renter concentration around the mid-to-high 40% range of housing units being renter-occupied, signaling depth for multifamily demand. The radius shows modest recent population change but an expected increase in households alongside smaller average household sizes over the next five years, which generally expands the renter pool and supports occupancy stability.
Vintage context: the average neighborhood construction year trends early-1980s; this 1972 asset is older than that baseline, suggesting potential value-add through selective renovations and systems upgrades to remain competitive against newer stock.
Safety indicators are comparatively favorable at the neighborhood level. Overall crime ranks better than the metro midpoint (ranked 526 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods), and the area sits around the upper third nationally, indicating relatively safer conditions versus many U.S. neighborhoods.
Violent-offense metrics are a relative bright spot, landing in the top quartile nationally with a recent year-over-year decline. Property offenses track safer than most U.S. neighborhoods as well, though the most recent year showed an uptick; investors should monitor trend direction and align security and insurance planning accordingly.
Nearby employment anchors span toys/consumer products, airlines, and technology, supporting a diverse white-collar and operations workforce that underpins multifamily leasing and retention. Employers include Mattel, Southwest Airlines, Microsoft, Air Products & Chemicals, and Symantec.
- Mattel — consumer products HQ (4.4 miles) — HQ
- Southwest Airlines Counter — airlines operations (6.4 miles)
- Microsoft Offices The Reserves — technology offices (8.7 miles)
- Air Products & Chemicals — industrial gases offices (8.7 miles)
- Symantec — cybersecurity offices (9.0 miles)
5530 W 190th St offers scale at 70 units in a high-income South Bay location where neighborhood occupancy is solid and home values are elevated, sustaining reliance on multifamily housing. Based on CRE market data from WDSuite, the neighborhood ranks competitively within the Los Angeles metro on overall performance, with strong school ratings, abundant parks, and robust grocery/restaurant access that help support renter retention and lease stability.
Built in 1972, the property is older than the area’s early-1980s average vintage, pointing to clear value-add potential through interior modernization and targeted capital planning. Within a 3-mile radius, households are projected to increase and average household size to edge lower, expanding the renter pool and supporting ongoing demand. Pricing power is further supported by neighborhood rent levels and rent-to-income dynamics that remain manageable for a large share of local earners when leases are underwritten prudently.
- Stable neighborhood occupancy and strong school ratings support retention
- 70-unit scale in a high-income South Bay submarket
- 1972 vintage enables targeted renovations and value-add upside
- Household growth and smaller household sizes within 3 miles expand renter demand
- Risks: older systems/capex needs and a recent uptick in property offenses warrant monitoring