| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 25th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1666 N Avalon Blvd, Wilmington, CA, 90744, US |
| Region / Metro | Wilmington |
| Year of Construction | 1984 |
| Units | 43 |
| Transaction Date | 2020-12-18 |
| Transaction Price | $5,900,000 |
| Buyer | SNOW MELT ABBOTT LLC |
| Seller | B & C PROPERTIES INC |
1666 N Avalon Blvd Wilmington Multifamily Investment
Neighborhood occupancy trends are above the metro median, supporting stable renter demand near the Port-adjacent Wilmington submarket, according to WDSuite’s CRE market data. With elevated ownership costs locally, this asset can compete on attainability while focusing on consistent operations.
Located in Wilmington within the Los Angeles-Long Beach-Glendale metro, the property benefits from solid renter demand signals: neighborhood occupancy is above the metro median and in the upper half nationally, based on CRE market data from WDSuite. This typically supports steadier leasing and retention for well-managed Class B assets.
Livability is mixed but serviceable for workforce housing. Parks and pharmacies score in high national percentiles, while restaurant density is competitive; however, cafes and grocery options are thinner inside the neighborhood grid, pushing some residents to nearby corridors for daily needs. Average school ratings trend below the national median, which may matter for family-oriented marketing but is less decisive for studio and one-bedroom velocity.
Tenure patterns point to a meaningful renter base. Within a 3-mile radius, roughly half of housing units are renter-occupied, indicating depth for multifamily leasing and renewal activity. In the same 3-mile view, recent years show a small population dip alongside an increase in households, and projections call for additional household growth with smaller average household sizes. For investors, this can mean a larger tenant base over time and support for occupancy stability even if population growth is modest.
Ownership remains a high-cost proposition in this part of Los Angeles County, with home values in the upper national percentiles. That context reinforces reliance on rental housing and can bolster pricing power for well-maintained units. At the same time, rent-to-income levels track closer to the national median than ownership costs, which can aid renewal management and reduce near-term affordability pressure.
Vintage matters for competitive positioning: the asset was built in 1984, notably newer than the neighborhood’s older housing stock (average vintage mid-20th century). This typically improves curb appeal and functional layouts versus prewar or 1950s-era buildings, while still warranting selective modernization of building systems and interiors to sustain rent premiums.
Safety indicators compare favorably to many peer areas: the neighborhood sits above the national median for safety and is competitive among the 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods, per WDSuite. Recent data also show notable year-over-year declines in both property and violent offense rates, which supports leasing confidence when combined with professional on-site management.
As always in urban core locations, security planning, lighting, and access control remain prudent operating priorities, and investors should monitor sub-neighborhood trends rather than relying on block-level assumptions.
Proximity to major employers anchors renter demand with convenient commutes to industrial gases, healthcare, consumer products, and beverage operations nearby.
- Air Products & Chemicals — industrial gases (2.1 miles)
- Molina Healthcare — healthcare insurer (4.2 miles) — HQ
- Airgas — industrial gases (8.0 miles)
- Mattel — toys & consumer products (11.2 miles) — HQ
- Coca-Cola Downey — beverage operations (12.3 miles)
1666 N Avalon Blvd offers 43 units with a 1984 vintage that is newer than much of the surrounding stock, positioning it competitively against older buildings while leaving room for targeted renovations to drive yield. Neighborhood occupancy trends sit above the metro median, and high-cost home ownership in Los Angeles County underpins reliance on multifamily housing, supporting retention and pricing power for well-run assets, according to CRE market data from WDSuite.
Within a 3-mile radius, household counts are rising even as average household size trends lower, expanding the renter pool and helping sustain demand over the medium term. Livability is functional—with strong parks and pharmacy access—but limited in immediate cafe/grocery options, and local school ratings trail national norms, which calls for focused tenant targeting and amenity strategy.
- 1984 vintage is competitive locally; selective system and interior upgrades can unlock value-add upside
- Occupancy trends above metro median support stable leasing and renewal performance
- High-cost ownership market reinforces multifamily demand and pricing power for attainable units
- 3-mile household growth and smaller household sizes expand the tenant base over time
- Risks: thinner immediate retail (cafes/grocery), below-average school ratings, and urban-core security considerations