| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 33rd | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13429 Tracy St, Baldwin Park, CA, 91706, US |
| Region / Metro | Baldwin Park |
| Year of Construction | 1987 |
| Units | 36 |
| Transaction Date | 2014-10-20 |
| Transaction Price | $300,000 |
| Buyer | ZHANG YONG GANG |
| Seller | LEE CHIA CHANG |
13429 Tracy St Baldwin Park Multifamily Investment
Near-term leasing benefits from strong neighborhood occupancy and steady renter demand, according to WDSuite s CRE market data. Investors should view this as a stable, workforce-oriented location with pricing supported by a high-cost ownership market in Los Angeles County.
Positioned in Baldwin Park within the Los Angeles-Long Beach-Glendale metro, the asset sits in an Urban Core neighborhood where occupancy trends are strong and have improved in recent years. The neighborhood s occupancy ranks 104 out of 1,441 metro neighborhoods, placing it in the top quartile locally and supporting income stability for professionally managed multifamily.
Daily-needs access is a relative strength: grocery availability is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 193 of 1,441), while restaurants are plentiful compared with national norms. By contrast, cafes, parks, and pharmacies are thinner nearby, suggesting residents rely more on regional retail corridors for those amenities.
Home values trend elevated versus national averages, and rents are typically above national norms. In practice, a high-cost ownership market can reinforce renter reliance on multifamily housing, supporting retention and reducing turnover risk. Rent-to-income levels indicate manageable affordability pressure relative to many coastal submarkets, which can aid collections and renewal strategies.
The property was built in 1987, slightly newer than the neighborhood s average vintage of 1980. For investors, that positioning supports competitive standing against older local stock while still warranting selective modernization and capital planning to address aging systems and unlock value-add potential. Neighborhood tenure data shows a meaningful share of renter-occupied units, indicating a deep tenant base; within a 3-mile radius, household counts have edged higher even as population has softened, implying smaller household sizes and a broader leasing funnel for appropriately sized units based on multifamily property research from WDSuite.
Safety indicators are mixed and should be evaluated in context of the broader Los Angeles region. The neighborhood s crime rank is 781 out of 1,441 metro neighborhoods, suggesting conditions roughly in line with many urban submarkets. Nationally, property offense levels compare favorably (higher safety percentile), while violent offense indicators are better than the U.S. average but show recent volatility. For investors, this points to typical urban risk management considerations monitoring trends, maintaining lighting and access controls, and aligning security practices with resident expectations.
Proximity to established employers supports commuter convenience and a durable renter pool, notably energy, utilities, manufacturing/distribution, and defense technology represented below.
- Chevron energy (2.7 miles)
- Edison International electric utility (5.8 miles) HQ
- International Paper packaging & paper (9.5 miles)
- LKQ auto parts distribution (11.6 miles)
- Raytheon Public Safety RTC defense technology (12.6 miles)
13429 Tracy St offers scale at 36 units in a workforce-oriented pocket of Los Angeles County where neighborhood occupancy performs in the top quartile among 1,441 metro neighborhoods, underpinning income durability. Elevated home values relative to national norms bolster renter reliance on multifamily housing, while rents remain supportable given local incomes and measured affordability pressure. Based on CRE market data from WDSuite, proximity to daily-needs retail (notably strong grocery density) and a broad employment base further supports leasing stability.
Built in 1987, the asset is slightly newer than the area s average vintage, positioning it competitively versus older stock while leaving room for targeted updates to interiors, building systems, and curb appeal to drive rent and retention. Within a 3-mile radius, households are increasing as average household sizes trend lower, which can widen the tenant pool for mid-size units and support occupancy through cycles. Key risks include below-average school ratings and uneven amenity depth (parks/cafes), which argue for attentive asset management and resident programming.
- Strong neighborhood occupancy (top quartile locally) supports income stability
- High-cost ownership market sustains rental demand and renewal potential
- 1987 vintage offers value-add and systems modernization upside
- 3-mile household growth and smaller household sizes expand tenant base
- Risks: lower school ratings and limited park/cafe density require proactive management