| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 75th | Best |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 325 N Chapel Ave, Alhambra, CA, 91801, US |
| Region / Metro | Alhambra |
| Year of Construction | 1976 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
325 N Chapel Ave Alhambra Multifamily Investment
Renter-occupied housing is a defining feature of the neighborhood, supporting stable multifamily demand; according to WDSuite’s CRE market data, overall occupancy trends are roughly in line with regional norms and pricing reflects a high-cost ownership market.
This Urban Core pocket of Alhambra carries a B+ neighborhood rating and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 466 out of 1,441), indicating balanced fundamentals for multifamily. Neighborhood occupancy sits around national norms while the renter-occupied share is elevated, signaling a deep tenant base and potential for leasing stability even as cycles evolve.
Local daily-needs access is a mixed picture: restaurants index strong (top decile nationally), grocery options are comparatively dense, and childcare access ranks among the best nationwide. By contrast, cafes and parks are sparse within the immediate neighborhood, which may modestly affect lifestyle appeal but does not materially detract from workforce housing dynamics.
Ownership costs are elevated for the neighborhood relative to national benchmarks, which typically reinforces renter reliance on multifamily housing and can support pricing power and retention. With a rent-to-income profile around the national middle, lease management should focus on maintaining value relative to local alternatives to minimize affordability pressure and turnover risk.
Demographic statistics within a 3-mile radius show households holding steady historically with a projected increase alongside smaller average household sizes over the next five years. This points to a gradual renter pool expansion and supports occupancy stability, based on CRE market data from WDSuite.
Safety indicators for the neighborhood trend around the middle of the national distribution overall, with the area performing below the metro average on some measures (crime rank 838 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods). Property and violent offense rates sit below national median percentiles, though both have recorded year-over-year decreases, which is a constructive directional signal.
Investors should underwrite to current conditions but note the improving trend: recent declines in both property and violent offenses suggest momentum toward normalization. As always, compare micro-location data to broader submarket and city patterns to calibrate risk and insurance assumptions.
Proximity to major corporate employers underpins renter demand by shortening commutes and supporting retention. Notable nearby employment nodes include Edison International, Chevron, Reliance Steel & Aluminum, Microsoft, and CBRE Group.
- Edison International — utilities HQ and corporate functions (4.1 miles) — HQ
- Chevron — energy offices (6.0 miles)
- Reliance Steel & Aluminum — metals & distribution corporate (7.9 miles) — HQ
- Microsoft — technology offices (7.9 miles)
- CBRE Group — commercial real estate services (8.0 miles) — HQ
Built in 1976, the property is slightly newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while still presenting classic value-add avenues through systems modernization and interior updates. Elevated neighborhood home values strengthen renter reliance on multifamily housing, and the area’s high renter concentration supports a durable tenant base. According to CRE market data from WDSuite, neighborhood occupancy sits near broader norms while rents align with a high-cost ownership market, suggesting steady demand with thoughtful lease management.
Within a 3-mile radius, projections indicate modest population growth, a meaningful increase in households, and smaller average household sizes over the next five years. For investors, this combination points to a larger tenant base and supports occupancy stability, provided that pricing remains in step with income trends and property upgrades keep the asset competitive. Key underwriting considerations include neighborhood safety benchmarking and modest amenity gaps (limited parks and cafes) relative to other Los Angeles submarkets.
- Slightly newer 1976 vintage with value-add potential through modernization
- Elevated ownership costs reinforce rental demand and support pricing power
- High renter concentration indicates depth of tenant base and leasing resilience
- 3-mile outlook shows household growth and smaller household sizes, supporting demand
- Risks: safety metrics below metro average and limited parks/cafes warrant conservative underwriting