| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 49th | Fair |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 425 S Stoneman Ave, Alhambra, CA, 91801, US |
| Region / Metro | Alhambra |
| Year of Construction | 1986 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
425 S Stoneman Ave Alhambra Multifamily near LA Job Nodes
Positioned in a renter-heavy Alhambra neighborhood with steady occupancy, this 36-unit 1986 asset benefits from proximity to major employment hubs and a high-cost ownership market. According to WDSuite’s CRE market data, neighborhood-level occupancy and renter concentration support durable demand while offering operational levers for asset management.
Rated B+ and competitive among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, the immediate area around 425 S Stoneman Ave combines strong daily-needs access with an urban core context. Grocery and pharmacy density trends in the top decile nationally, supporting convenience and resident retention; restaurant options are also comparatively plentiful. Public school ratings trail metro leaders, which may influence unit mix appeal and marketing but does not preclude stable workforce demand.
For investors evaluating income stability, neighborhood occupancy is reported at 92.6% with a modest five-year increase, according to WDSuite’s CRE market data. The share of housing units that are renter-occupied is 60.1%, indicating a deep tenant base and consistent leasing velocity in line with a multifamily-driven submarket. The property’s 1986 construction is newer than the neighborhood’s average vintage (1977), suggesting relative competitiveness versus older stock while still warranting capital planning for aging systems and potential modernization to lift rents.
Within a 3-mile radius, recent population levels have been roughly stable with slight contraction, while household counts are poised to rise and average household size is projected to decline. This shift typically expands the renter pool and supports occupancy stability, particularly for well-managed mid-size properties. Income growth trends in the area are solid on both historical and projected bases, which can support rent levels; at the same time, operators should calibrate pricing to sustain renewal rates.
Home values are elevated for the neighborhood relative to national benchmarks, and the value-to-income ratio sits in a high national percentile. In practice, this high-cost ownership landscape reinforces reliance on multifamily housing, deepening renter demand and supporting lease retention. With a rent-to-income ratio measured for the neighborhood at around the low 20% range, there is scope for disciplined rent management while monitoring affordability pressure and renewal risk.
Safety indicators for the neighborhood track below national averages, with overall crime levels placing the area below the metro median. Within the Los Angeles-Long Beach-Glendale region, the neighborhood’s crime rank is 1,167 out of 1,441, indicating higher incident rates than many LA peers. Nationally benchmarked measures show violent and property offenses in lower safety percentiles; however, WDSuite’s data also notes a recent year-over-year decline in estimated property offenses, suggesting incremental improvement. Investors should underwrite security measures and operating practices consistent with an urban core location.
Nearby corporate employers anchor a broad white-collar and industrial-services base that supports renter demand and commute convenience, including Edison International, Chevron, Reliance Steel & Aluminum, Microsoft, and CBRE Group.
- Edison International — utilities HQ (3.5 miles) — HQ
- Chevron — energy offices (5.6 miles)
- Reliance Steel & Aluminum — metals & distribution (7.9 miles) — HQ
- Microsoft — technology offices (7.9 miles)
- CBRE Group — real estate services (8.0 miles) — HQ
This 36-unit property built in 1986 sits within a renter-centric Alhambra neighborhood where elevated ownership costs reinforce multifamily demand. The asset is newer than the local housing stock, creating a competitive position versus older product while leaving room for targeted modernization and operational upgrades. Based on CRE market data from WDSuite, neighborhood occupancy is about 92.6% with a five-year uptick, and renter-occupied housing accounts for a majority of units—factors that support leasing stability.
Within a 3-mile radius, household counts are projected to increase even as average household size declines, typically expanding the renter pool and supporting steady absorption. Daily-needs access is strong and major employers are nearby, helping retention. The high-cost ownership environment underpins multifamily reliance, though investors should balance rent growth goals with affordability management and monitor safety and school-quality perceptions when crafting leasing strategy.
- Newer-than-area vintage (1986) with value-add and modernization potential versus older local stock
- Majority renter-occupied neighborhood and steady occupancy support durable tenant demand
- Elevated home values sustain reliance on rentals, aiding lease retention and pricing power
- Proximity to diversified employers supports leasing velocity and mitigates turnover risk
- Risks: below-metro safety standing and modest school ratings require calibrated operations and security planning