| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 53rd | Fair |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 238 S Avenue 55, Los Angeles, CA, 90042, US |
| Region / Metro | Los Angeles |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 2003-06-27 |
| Transaction Price | $2,150,000 |
| Buyer | Hector & Elba Garza Trust |
| Seller | 920 North Stanley Partners |
236 S Avenue 55, Los Angeles Multifamily Positioning
Neighborhood fundamentals indicate steady renter demand and above-median occupancy, according to WDSuite’s CRE market data, supporting a durable cash-flow profile for a well-managed 20-unit asset.
This Urban Core pocket of Los Angeles (A- neighborhood rating) shows investor-friendly depth: renter-occupied housing is high at the neighborhood level, supporting a broad tenant base and leasing continuity. Neighborhood occupancy is strong and above many U.S. areas, which helps underpin income stability for multifamily operators, based on CRE market data from WDSuite.
Livability drivers are compelling. Grocery access is dense and restaurants and parks are plentiful relative to national norms, while cafes are also well represented. These amenities align with urban renter preferences and can aid retention and leasing velocity. Notably, childcare availability is limited in the immediate neighborhood, which may matter for family-oriented tenancy strategies.
Home values in the neighborhood rank among the higher-cost ownership markets in the U.S., which generally sustains reliance on rental housing and supports pricing power when units are well maintained. With a median rent level that sits below the pace of home values and a rent-to-income profile near national medians, operators can focus on revenue management while monitoring affordability pressure for renewals.
Demographic statistics aggregated within a 3-mile radius show modest population softening alongside growth in household counts and incomes, indicating smaller household sizes and a potentially expanding renter pool of higher-earning households. This pattern typically supports stable occupancy and demand for quality, professionally managed units near daily-needs retail and transit.
Vintage context: the property’s 1987 construction is newer than the neighborhood’s older average building stock (1950s era). That positioning can enhance competitiveness versus pre-war and mid-century assets, while still warranting targeted modernization and systems updates to capture value-add upside and support long-term operating efficiency.
Neighborhood safety trends are improving on a year-over-year basis, with estimated violent and property offense rates showing substantial declines. Compared with neighborhoods nationwide, recent indicators register above the national median for safety, which is constructive for renter retention and leasing. As always, investors should assess property-level measures (lighting, access control, camera coverage) and engage local management practices to sustain positive momentum.
Proximity to a diversified employment base supports weekday demand and commute convenience for renters. The nearby roster includes technology, materials, real estate services, and consumer brands reflected below.
- Microsoft — technology (4.9 miles)
- Reliance Steel & Aluminum — metals & materials (4.9 miles) — HQ
- CBRE Group — real estate services (5.0 miles) — HQ
- Avery Dennison — materials & packaging (5.0 miles) — HQ
- Edison International — utilities (7.5 miles) — HQ
236 S Avenue 55 offers a 20-unit footprint with neighborhood-level occupancy that sits above many U.S. areas and a high share of renter-occupied housing, signaling depth of demand. The surrounding Urban Core submarket provides dense daily-needs retail and strong food-and-beverage coverage, which supports tenant retention. The 1987 vintage is newer than much of the area’s housing stock, creating a favorable baseline versus older comparables while leaving room for selective value-add to interior finishes and building systems.
Demographic data aggregated within a 3-mile radius shows rising household counts and higher incomes despite modest population contraction, a mix that typically supports stable occupancy and rent growth management. According to WDSuite’s commercial real estate analysis, elevated ownership costs in the neighborhood reinforce reliance on rental housing, which can help sustain leasing velocity when paired with disciplined operations and capital planning.
- Neighborhood occupancy and high renter concentration support demand resilience and cash-flow stability.
- 1987 construction is competitively newer than much of the area, with practical value-add potential through modernization.
- Dense amenities and proximity to major employers aid retention and broaden the tenant base.
- Elevated ownership costs bolster renter reliance, supporting pricing power for well-managed units.
- Risks: limited childcare options locally, perception of urban safety requiring active property-level management, and the need for ongoing capex typical of 1980s assets.