| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 74th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 312 W Grand Ave, Alhambra, CA, 91801, US |
| Region / Metro | Alhambra |
| Year of Construction | 1973 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
312 W Grand Ave, Alhambra CA Multifamily Investment
Neighborhood renter concentration and a high-cost ownership backdrop point to durable tenant demand, according to WDSuite’s CRE market data.
Situated in Alhambra’s Urban Core, the property benefits from a renter-oriented neighborhood and strong day-to-day convenience. The area ranks 122 out of 1,441 Los Angeles metro neighborhoods with an A neighborhood rating, placing it above the metro median and signaling broadly competitive fundamentals for multifamily.
Livability is reinforced by dense amenities: restaurants and cafes score in the top decile nationally, with grocery and pharmacy access also well above national norms. Average school ratings are solid (4.0 out of 5), ranking 121 of 1,441 metro neighborhoods—top quartile nationally—supporting family-friendly appeal. One trade-off is limited park acreage locally, which may reduce open-space options compared with other parts of the metro.
For investors, neighborhood occupancy is 94.4% (above many U.S. neighborhoods), and renter-occupied housing accounts for 58.9% of units, indicating a deep tenant base that can support leasing stability. Median home values sit near the high end nationally, which tends to reinforce reliance on multifamily rentals and supports pricing power where product quality and management execution are strong.
Within a 3-mile radius, demographics show modest recent population contraction but a projected return to growth alongside an increase in households and smaller average household sizes through 2028. That shift typically expands the renter pool and supports stabilized occupancy and lease retention for well-managed assets, based on commercial real estate analysis from WDSuite.
Vintage context: with a 1973 construction year versus a neighborhood average around 1981, the asset is older than much of the local stock. That positioning can create value-add potential through selective renovations and systems upgrades, which may enhance competitiveness against newer comparables.
Safety indicators are mixed and should be evaluated relative to investor goals and target renter profiles. The neighborhood’s crime rank sits in the less favorable half of Los Angeles (946 out of 1,441 neighborhoods), indicating higher incident rates than many metro peers. Nationally, property crime compares in a low percentile, while violent crime levels track closer to mid-range.
Trend-wise, both property and violent offense rates show year-over-year declines, which is incrementally positive for perception and leasing. As always, property-level measures (lighting, access control, and responsive management) and micro-location due diligence are important to mitigate risk and support resident retention.
Proximity to major corporate employers underpins a diversified white-collar employment base and commute convenience for renters. Notable nearby employers include utilities, energy, manufacturing/distribution, software, and real estate services.
- Edison International — utilities (4.2 miles) — HQ
- Chevron — energy offices (6.3 miles)
- Reliance Steel & Aluminum — metals & distribution (7.5 miles) — HQ
- Microsoft — software offices (7.5 miles)
- CBRE Group — real estate services (7.6 miles) — HQ
This 30-unit, 1973-vintage asset sits in an Urban Core neighborhood with above-median metro positioning and strong amenity access. Renter demand is supported by a high renter share in the neighborhood, elevated home values that sustain reliance on rental housing, and neighborhood occupancy that trends above many areas nationally. The older vintage suggests clear value-add pathways—interior modernization and building systems upgrades—that can enhance rentability relative to newer stock.
Within a 3-mile radius, forecasts point to household growth and smaller household sizes by 2028, expanding the renter base and supporting occupancy stability and lease retention. According to CRE market data from WDSuite, neighborhood rent levels and incomes indicate manageable affordability pressure (with room for disciplined revenue management), while amenity and employment access provide durable fundamentals over a full cycle.
- Renter-heavy neighborhood and high home values reinforce depth of tenant demand and support pricing power
- Amenity-rich Urban Core location with top-quartile schools and strong daily conveniences
- 1973 vintage offers value-add upside via targeted renovations and systems improvements
- 3-mile outlook shows household growth and smaller household sizes, supporting occupancy stability
- Risks: elevated crime relative to metro averages and limited park access warrant property-level mitigation and resident experience focus