Stein Valuation, Inc.
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Following is a typical Appraisal Location description utilized by the Appraiser in analyzing the general area market trends.
Bellflower Area Description
The City of Bellflower derived its name from a mispronunciation of belle fleur, which is a variety of the apple tree. According to the United States Census Bureau, the city has a reported total area of 15.9 km² (6.2 mi²). Of which 15.7 km² (6.1 mi²) of it is land and 0.2 km² (0.1 mi²) of it (1.14%) is water.
Among the cities situated near Bellflower City are Paramount, Lakewood, Norwalk, Downey, Artesia, Cerritos, East Compton, Santa Fe Springs.
Together with Paramount, the city was originally inhabited by Portuguese, Dutch, and Japanese dairy farmers. Together both cities were regarded as the main centers for milk production in Southern California. But with the property values continuously getting expensive after World War II, most of these farmers were encouraged to transfer several miles east to Dairyland or Dairy Valley, which is now more popularly known as La Palma and Cerritos. Eventually the city’s farms and pastures were transformed into fast-growing communities of low-cost single-story houses.
From the 1999 census data, there were 23,394 households in the city. In that year, most of the households earned less than $75,000. About 19.3% of the total households earned between $50,000 and $74,999; 18.8% earned between $35,000 and $49,999; 13.8% earned between $15,000 to $24,999; 13.7% earned between $25,000 and $34,999; 9.1% earned less than $10,000; and 6.9% earned between $10,000 and $14,999.
About 4,269 households of Bellflower City earned at least $75,000 in 1999. Only 10.1% of the total number of households earned between $75,000 and $99,999; 6% earned between $100,000 and $149,999; 1.4% earned between $150,000 and $199,999; and 0.7% earned $200,000 or more. In 1999, Bellflower City's median household income was around $39,400 while the mean earnings was at $49,833.
According to the official U.S. census results in year 2000, Bellflower City had a total population of 72, 829. There were over 51,680 residents in the city who were at least 16 years of age; of which, around 27,000 of them were females. In 1999, the median family income was $42,822; and about 2,200 families, or 11,385 individuals, were below the poverty level.
Around 23,730 members of the population were still in school, of which 46.7% were elementary school students, 23.6% were college or graduate school students, 19.0% were in high school, 6.0% were in kindergarten, and 4.7% were in nursery or preschool. Of the 72,829 total population in year 2000, 70.8% were high school graduates or higher but only 12.9% had a bachelor's degree or higher.
The U.S. Census Bureau's Census 2000 results show that the city had a total labor force of 31,897 individuals. About 29,322 individuals were employed and only 2,541 were unemployed. The employed civilian population was comprised of 15,467 males and 13,855 males. Most of the female workers had sales and administrative support positions while majority of the males had production, transportation, and material moving occupations. Full-time year-round male workers had median earnings of $32,658, while full-time year-round female workers had median earnings of $28,012.
The same census data shows that out of all the Bellflower City workers, 23,687 were hired by private companies, 3,845 work for the government, while only 1,757 were self-employed.
Of the total employed civilian population, 31.3% had sales and office occupations; 24.4% had management, professional and related jobs; 18.2% had production, transportation, and material moving occupations; 15.7% had service jobs; 10.3% had construction and maintenance occupations; while only 0.1% had farming, fishing, and forestry jobs.
Employment records of the U.S. Census Bureau show that in year 2000, there were 5,657 workers in the educational, health, and social services industry; 4,942 in manufacturing; 3,491 in retail trade; 2,494 in professional, scientific, management, administrative, and waste management services; and 2,147 in the arts, entertainment, recreation, accommodation and food services industry. Another 2,130 individuals worked in transportation, warehousing and utilities; 1,753 in construction; 1,727 in wholesale trade; 1,681 in finance, insurance, real estate, and rental and leasing; 1,429 in other services; 1,029 in public administration; 772 in information industry; and only 70 in agriculture, forestry, fishing and hunting, and mining industry.
Of the 72,829 Bellflower City residents, 24,207 were living in housing units, according to the year 2000 census. Out of 24,207 total number of housing units, 11,220 were single-detached housing units; 2,082 were single-attached housing units; 1,430 were multiple housing units that can house up to four individuals; and 7,876 were multiple housing units that can accommodate five or more individuals. A small portion of the populace also lived in 1,487 mobile homes.
Still from the same census data, only 23,336 of the total housing units were occupied in year 2000. Nearly 50% of the occupied units were worth between $150,000 and $199,999; 25% had a value of between $200,000 and $299,999; 21.6% were worth below $150,000; and only 4.1% were worth at least $300,000. No housing unit in Bellflower City was worth at least $1,000,000.
Vacant housing units that were for sale in Bellflower City totaled 114 units in year 2000, none of which had an asking price of below $100,000. Most of the vacant for-sale housing units had price ranges of $125,000 to $149,999 or $200,000 to $249,999. The median asking price was $173,300.
Vacant housing units that were for rent totaled 449 units in year 2000. Few vacant housing units had rental fees of less than $350. Most of the vacant housing units asked rental fees of at least $450 and up to $999. Only about 3.3% of the vacant housing units were rented for more than $1,000. The median rental fee in year 2000 was $688.
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Additional statistical data for the area is presented below: Please note: differences between the above and below values are related to differing sources, though the ranges are considered to be quite reliable.