| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 19th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10130 Beach St, Los Angeles, CA, 90002, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1979 |
| Units | 104 |
| Transaction Date | 2017-02-03 |
| Transaction Price | $24,900,000 |
| Buyer | FOUNDATION HOUSING CAPITAL III LLC |
| Seller | WATTS ARMS ASSOCIATES JOINT VENTURE |
10130 Beach St Los Angeles Multifamily Investment
Neighborhood occupancy remains notably high and renter demand is deep, according to WDSuite’s CRE market data. This positioning supports stable leasing dynamics for a 100+ unit asset in an Urban Core setting.
Located at 10130 Beach St in Los Angeles, the property sits in an Urban Core neighborhood rated C+, with occupancy levels among the strongest in the metro and a renter-occupied share that signals a large tenant base. The neighborhood s occupancy rate places it in the 96th percentile nationally, and its renter concentration is above metro median, supporting consistent leasing for multifamily operators.
Everyday amenities skew practical: grocery, pharmacy, childcare, and park access are standouts. Groceries (96th percentile nationally), pharmacies (98th), parks (93rd), and childcare (97th) compare favorably to neighborhoods nationwide, while caf e9 density is limited and restaurants are around the national mid-range. This mix supports daily needs and workforce housing, even if lifestyle retail is thinner than in higher-end submarkets.
Home values sit within a high-cost ownership market (83rd percentile nationally) and the value-to-income ratio is in the 95th percentile, which tends to sustain reliance on rental housing and can reinforce pricing power when managed carefully. Rent-to-income is measured near the national mid-range, suggesting manageable affordability pressure and aiding retention for well-operated properties.
Within a 3-mile radius, households have grown modestly even as population edged down slightly, indicating smaller household sizes and steady renter pool expansion. Forecasts point to continued increases in household counts alongside rising incomes and contract rents by 2028, which supports forward-looking demand. These dynamics align with investor expectations for Urban Core assets and are consistent with commercial real estate analysis validated by WDSuite s datasets.
The average construction year in the neighborhood is 1951, while this asset was built in 1979. Being newer than much of the surrounding stock can improve competitive positioning; however, systems are approaching mid-life, so planning for targeted modernization or value-add upgrades can help capture demand and support rent growth relative to older comparables.
Safety indicators are mixed in comparative terms. Overall crime sits around the 68th percentile nationally (safer than many neighborhoods), while violent offense metrics are closer to the 34th percentile nationwide (less safe than average). For investors, the net read is that perceptions may vary by subarea and property operations; on-site management and access control can be important for tenant retention.
Notably, recent trends show improvement, with both violent and property offense estimates declining year over year. While neighborhood conditions can evolve, this downward direction offers a constructive backdrop for multifamily operations when paired with professional management and resident engagement.
Nearby employment nodes feature distribution, corporate services, and industrial headquarters that underpin local renter demand and commute convenience, including Airgas, Coca-Cola Downey, Raytheon Public Safety RTC, Reliance Steel & Aluminum, and CBRE Group.
- Airgas corporate offices (5.98 miles)
- Coca-Cola Downey corporate offices (6.62 miles)
- Raytheon Public Safety RTC corporate offices (7.17 miles)
- Reliance Steel & Aluminum corporate offices (7.42 miles) HQ
- CBRE Group corporate offices (7.43 miles) HQ
This 104-unit asset built in 1979 benefits from a neighborhood with very high occupancy and a deep renter base, supporting leasing stability and operational continuity. Being newer than much of the nearby housing stock provides a relative competitive edge versus 1950s-vintage properties, while selective modernization could unlock additional value. According to CRE market data from WDSuite, the area s high-cost ownership landscape supports sustained multifamily demand, and rent-to-income sits near the national mid-range, aiding retention when renewals are managed thoughtfully.
Within a 3-mile radius, household counts have increased and are projected to rise further alongside higher incomes and contract rents, pointing to a growing tenant base and durable demand for professionally managed workforce housing. Amenity access is practical (grocery, pharmacy, childcare, parks), which supports daily convenience even if lifestyle retail is thinner. Key risks to underwrite include mixed safety readings and lower average school ratings, which place a premium on active management, security, and resident services.
- High neighborhood occupancy and strong renter concentration support stable leasing
- 1979 vintage is newer than area averages, with value-add and modernization potential
- High-cost ownership market reinforces reliance on rentals and potential pricing power
- 3-mile household growth and income gains point to a larger tenant base
- Risks: mixed safety metrics and lower school ratings require strong on-site management