| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 25th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1659 N Avalon Blvd, Wilmington, CA, 90744, US |
| Region / Metro | Wilmington |
| Year of Construction | 1986 |
| Units | 25 |
| Transaction Date | 1998-08-06 |
| Transaction Price | $750,000 |
| Buyer | IRVINE JOHN STUART |
| Seller | CALIFORNIA NATIONAL BANK |
1659 N Avalon Blvd Wilmington Multifamily Investment
Neighborhood occupancy trends sit in the high-90s, supporting steady leasing in a high-cost ownership corridor, according to WDSuite’s CRE market data.
Wilmington sits within the Los Angeles-Long Beach-Glendale metro and posts an occupancy level that is above national norms, indicating stable renter demand and relatively limited downtime between turns. Median contract rents in the surrounding area have risen over the last five years and are projected to continue increasing, while rent-to-income levels remain manageable for retention, based on WDSuite’s commercial real estate analysis.
Local living patterns reflect a mixed tenure profile with roughly 42% of housing units renter-occupied, offering a meaningful tenant base for a 25-unit asset. Within a 3-mile radius, population is roughly flat to slightly lower, but households have grown and are projected to expand further, pointing to smaller household sizes and a larger pool of leaseholders — dynamics that can support occupancy stability and consistent renewal velocity.
The property’s 1986 vintage is newer than the neighborhood’s older housing stock (average year around the late 1940s), which can offer competitive positioning versus mid-century assets. Investors should still plan for targeted modernization and system updates typical for 1980s construction to enhance rents and reduce long-term maintenance variability.
Amenities are mixed: parks and pharmacies score strong relative to national peers, while cafes and grocery density are limited nearby. Restaurant density is comparatively solid for an urban core location. School ratings in the area trend below national averages, which may modestly influence family-driven demand, but proximity to employment centers and services can offset with workforce-driven renter demand. Elevated home values relative to income indicate a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and can aid pricing power and lease retention.
Safety indicators are competitive among Los Angeles-Long Beach-Glendale neighborhoods (533rd of 1,441), and the area sits above the national median for safety, per WDSuite’s data. Recent year-over-year trends show notable declines in both property and violent offense rates, signaling improvement; however, conditions can vary by block and over time, so investors should underwrite to submarket-level patterns rather than isolated incidents.
Nearby employers provide a diverse, commutable job base that supports workforce renter demand and helps stabilize retention, including Air Products & Chemicals, Molina Healthcare, Airgas, Mattel, and Coca-Cola.
- Air Products & Chemicals — industrial gases (2.16 miles)
- Molina Healthcare — healthcare services (4.23 miles) — HQ
- Airgas — industrial gases & distribution (8.05 miles)
- Mattel — consumer products & entertainment (11.23 miles) — HQ
- Coca-Cola Downey — beverage operations (12.32 miles)
This 1986, 25-unit Wilmington asset benefits from durable renter demand in a high-cost ownership market and an occupancy backdrop that trends above national norms. Within 3 miles, household counts have grown and are projected to increase further even as average household size declines, expanding the base of leaseholders and supporting steady absorption and renewals. According to CRE market data from WDSuite, neighborhood rents have climbed over the past five years and are forecast to continue rising, while elevated home values underpin continued reliance on rental housing.
Relative to older mid-century stock nearby, the property’s vintage offers competitive positioning with value-add potential through targeted interior and system modernization to capture rent premiums. Investors should weigh mixed amenity density and below-average school ratings, and continue to monitor neighborhood safety, which has shown improving trends.
- Occupancy backdrop above national norms supports leasing stability
- High ownership costs reinforce depth of the renter pool and pricing power
- 1986 vintage offers value-add upside versus older neighborhood stock
- 3-mile household growth and smaller household sizes expand leaseholder base
- Risks: mixed amenity density, lower school ratings, and safety that varies by micro-location