| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 66th | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 305 N Marguerita Ave, Alhambra, CA, 91801, US |
| Region / Metro | Alhambra |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 2015-11-19 |
| Transaction Price | $5,800,000 |
| Buyer | RONG JOHN JUN |
| Seller | CHPEFL LTD |
305 N Marguerita Ave Alhambra Multifamily Investment
This 24-unit property built in 1972 sits in a neighborhood with 71.2% renter occupancy and strong demographic fundamentals according to CRE market data from WDSuite.
The property is located in an Urban Core neighborhood ranked 253rd among 1,491 metro neighborhoods with an A- rating, placing it in the top quartile for overall investment fundamentals. The area maintains strong renter demand with 71.2% of housing units occupied by renters, ranking in the 97th percentile nationally and supporting sustained multifamily demand.
Built in 1972, the property aligns with the neighborhood's average construction year of 1973, indicating consistent building stock that may present value-add renovation opportunities for investors focused on modernization and unit improvements. Median contract rents of $1,690 have increased 31.8% over five years, demonstrating pricing power in this submarket.
Demographics within a 3-mile radius show a diverse household income distribution with 34.5% of households earning over $100,000 annually. Population projections indicate modest growth of 1.3% through 2028, with household formation expected to increase 31.7% over the same period, expanding the potential tenant base. The area's 92.9% neighborhood-level occupancy rate reflects stable demand, though this has declined slightly over five years.
The neighborhood scores in the 98th percentile nationally for grocery store access and 99th percentile for parks, supporting tenant retention through walkable amenities. School ratings average 4.0 out of 5, ranking in the 84th percentile nationally, which appeals to family renters in this market.
Crime metrics show mixed trends for the neighborhood. Property crime rates rank 1,289th among 1,441 metro neighborhoods, indicating higher property crime relative to the region. However, property crime has declined 22.5% year-over-year, ranking in the 66th percentile nationally for improvement trends.
Violent crime rates are more favorable, with the neighborhood ranking 985th among metro neighborhoods for violent offense rates and showing a significant 34.9% year-over-year decline, placing it in the 78th percentile nationally for violent crime improvement. Investors should factor crime considerations into security investments and tenant screening protocols.
The property benefits from proximity to major corporate employers anchoring the regional economy, providing workforce housing opportunities for professional tenants.
- Edison International — utilities — HQ (4.4 miles)
- Chevron — energy (6.6 miles)
- Reliance Steel & Aluminum — industrial materials — HQ (7.1 miles)
- Microsoft — technology (7.2 miles)
- CBRE Group — commercial real estate — HQ (7.3 miles)
This 24-unit property offers value-add potential in a fundamentally strong rental market. Built in 1972, the asset presents renovation upside opportunities while benefiting from a neighborhood with 71.2% renter occupancy that ranks in the 97th percentile nationally. Commercial real estate analysis from WDSuite shows the area maintains above-average rent growth of 31.8% over five years, supported by diverse employment anchors including major corporate headquarters within a 10-mile radius.
Demographic projections within a 3-mile radius indicate household formation growth of 31.7% through 2028, expanding the tenant pool despite modest population growth. The Urban Core location provides strong amenity access, ranking in the top percentiles nationally for grocery stores and parks, which supports tenant retention and lease renewal rates.
- Strong renter demand with 71.2% occupancy in 97th percentile nationally
- Value-add potential from 1972 construction year and renovation opportunities
- Household formation projected to grow 31.7% through 2028
- Proximity to major employers including Edison International and Microsoft
- Risk consideration: Higher property crime rates require security investment planning