| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 66th | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 525 N Curtis Ave, Alhambra, CA, 91801, US |
| Region / Metro | Alhambra |
| Year of Construction | 1989 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
525 N Curtis Ave Alhambra 30-Unit Multifamily Investment
Neighborhood renter concentration is high and occupancy has been stable at the neighborhood level, according to WDSuite’s CRE market data, suggesting durable tenant demand for a 30-unit asset in Alhambra. These indicators speak to leasing resilience for similar properties in this part of Los Angeles County.
The property sits in an Urban Core pocket of Alhambra ranked 253 out of 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods—placing it in the top quartile nationally for overall neighborhood quality. At the neighborhood level (not the property), occupancy is reported at 92.9%, and the renter-occupied share of housing units is elevated (71.2%), together pointing to a deep tenant base and steady leasing conditions for multifamily owners.
Daily needs amenities are a strength: neighborhood access to grocery stores and pharmacies ranks in the high national percentiles, and parks density is also strong. Cafés are comparatively sparse, with restaurants closer to national mid-range, but the area’s core Los Angeles location provides connectivity to broader dining and services. Average school ratings are above national norms (84th percentile), which can support resident retention for family-oriented renters.
Vintage matters for competitive positioning. Built in 1989, the asset is newer than the neighborhood’s average construction year (1973). That typically supports curb appeal and rentability versus older stock, though investors should still underwrite aging systems and potential modernization to keep pace with comparable product. Home values in the neighborhood sit in a high-cost ownership market (93rd percentile nationally), which tends to sustain rental demand and lease retention among households seeking more accessible rental options.
Income levels are solid and rent-to-income ratios in the neighborhood are relatively moderate, which can help manage affordability pressure and support pricing discipline. Taken together—and based on WDSuite’s commercial real estate analysis—these fundamentals indicate competitive positioning for professionally operated multifamily in this subarea of the LA metro.
Safety trends should be evaluated comparatively. This neighborhood’s crime profile ranks 891 out of 1,441 Los Angeles metro neighborhoods, indicating below-metro-average safety. Nationally, violent offense levels sit below the midpoint, while property offenses are weaker; however, both categories show recent year-over-year declines, suggesting improving conditions that investors should validate over multiple periods.
For underwriting, a prudent approach is to compare multi-year neighborhood trends, assess property-level security measures, and weigh safety in the context of strong amenity access and renter demand in the immediate area.
Nearby corporate offices provide a diverse white-collar employment base that supports renter demand and commute convenience, including Edison International, Chevron, Reliance Steel & Aluminum, Microsoft, and CBRE Group.
- Edison International — utilities (4.5 miles) — HQ
- Chevron — energy offices (6.6 miles)
- Reliance Steel & Aluminum — metals & distribution (7.3 miles) — HQ
- Microsoft — technology offices (7.3 miles)
- CBRE Group — real estate services (7.4 miles) — HQ
This 30-unit, 1989-vintage property benefits from a high renter-occupied share in the surrounding neighborhood and occupancy that has held firm at the neighborhood level, supporting a stable tenant base and predictable leasing. High-cost ownership dynamics in Los Angeles County further reinforce reliance on multifamily housing; according to CRE market data from WDSuite, neighborhood home values are elevated nationally while rent-to-income ratios remain comparatively manageable, creating room for disciplined rent strategies.
Within a 3-mile radius, recent data show resilient incomes and a projected increase in households by 2028 alongside smaller average household sizes—factors that typically expand the renter pool and support occupancy stability. The 1989 construction provides competitive positioning against older stock while still allowing targeted value-add or system upgrades to capture rent premiums and manage long-term capex.
- High neighborhood renter concentration supports depth of tenant demand
- Elevated ownership costs in the area sustain multifamily reliance and retention
- 1989 vintage offers competitive positioning with potential value-add through modernization
- Risk: Neighborhood safety ranks below metro average; monitor multi-year trends and mitigation