| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 35th | Poor |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13111 S San Pedro St, Los Angeles, CA, 90061, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1981 |
| Units | 80 |
| Transaction Date | 2021-05-27 |
| Transaction Price | $18,300,000 |
| Buyer | SBV HOUSING PRESERVATION LP |
| Seller | SOUTH BAY VILLA PRESERVATION LP |
13111 S San Pedro St Los Angeles Multifamily Investment
Neighborhood occupancy in the mid-90s supports steady income, while a high-cost ownership market sustains renter demand, according to WDSuite’s CRE market data.
Situated in Los Angeles’ inner-suburban fabric, the property benefits from a renter base supported by neighborhood-level occupancy around the mid-90% range—above the national median yet roughly middle-of-the-pack within the Los Angeles-Long Beach-Glendale metro (833 of 1,441 neighborhoods). This points to durable leasing conditions even as competition varies across the metro.
The area’s renter-occupied share at the neighborhood level is moderate, indicating a mixed tenure profile that can stabilize demand for an 80-unit asset. Within a 3-mile radius, households have grown and are projected to increase further as average household size declines—expanding the number of households even as population trends soften. For multifamily investors, more, smaller households typically translate into a broader tenant base and support for occupancy stability over time.
Local amenities are uneven: overall amenity access ranks 1,181 of 1,441 within the metro, but restaurant density trends above the national median and childcare access ranks in the top decile nationally. Investors should note that grocery, park, and pharmacy access within the immediate neighborhood score low, which can affect walkable convenience but does not preclude drive-to access common across Los Angeles.
Ownership costs are elevated for the neighborhood (home values and value-to-income metrics place it near the top decile nationally), which tends to sustain reliance on rentals and supports lease retention. School ratings average near the lower end locally, which may be a consideration for family-oriented leasing but is often offset in workforce-oriented assets by access to employment centers and transportation corridors.
Safety trends are mixed when viewed against the metro and national context. The neighborhood sits below the national median on overall safety, indicating higher reported incidents than many U.S. neighborhoods. However, recent movement is constructive: property offenses show a notable year-over-year decline, and violent offenses have eased modestly.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area’s crime rank places it on the less favorable side of the spectrum, yet the improving trajectory suggests incremental progress. Investors should underwrite with prudent security, lighting, and management practices consistent with competitive urban Los Angeles submarkets.
Proximity to established employers underpins workforce housing demand and commute convenience for residents. Nearby anchors include Airgas, Mattel, Air Products & Chemicals, Southwest Airlines, and Coca-Cola.
- Airgas — industrial gases (6.2 miles)
- Mattel — toys & entertainment (7.0 miles) — HQ
- Air Products & Chemicals — industrial gases (7.2 miles)
- Southwest Airlines Counter — airline operations (7.9 miles)
- Coca-Cola Downey — beverage bottling (8.4 miles)
Built in 1981, this 80-unit asset is newer than much of the neighborhood’s housing stock, which can provide a competitive edge versus older inventory while leaving room for value-add through targeted modernization and system upgrades. According to CRE market data from WDSuite, neighborhood occupancy trends are above national medians, and elevated ownership costs locally reinforce renter reliance on multifamily housing—supporting lease retention and pricing power with disciplined management.
Within a 3-mile radius, household counts have risen and are projected to expand further as average household size declines, creating a larger pool of renters despite softer population levels. Amenity access is mixed—with strong childcare presence but limited immediate grocery/park options—so the thesis leans on workforce access to nearby employment nodes, pragmatic operations, and selective renovations to capture steady demand.
- 1981 vintage offers value-add potential while remaining competitive against older neighborhood stock
- Neighborhood occupancy above national median supports stable cash flow potential
- High-cost ownership market sustains renter demand and aids retention
- Risk: below-median safety and limited immediate amenities warrant prudent security and management focus