| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 34th | Poor |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13630 Foster Ave, Baldwin Park, CA, 91706, US |
| Region / Metro | Baldwin Park |
| Year of Construction | 1973 |
| Units | 40 |
| Transaction Date | 1996-09-01 |
| Transaction Price | $1,960,000 |
| Buyer | FOSTER AVENUE APARTMENT CORP |
| Seller | FOSTER AVENUE APARTMENTS |
13630 Foster Ave Baldwin Park Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite s CRE market data. In a high-cost ownership market, stable renter-occupied share and steady lease-up dynamics support income consistency for well-managed assets.
Located in Baldwin Park within the Los Angeles metro, the neighborhood shows strong occupancy stability — top quartile nationally and competitive among 1,441 metro neighborhoods — based on WDSuite s CRE market data. These are neighborhood-level metrics, not property performance, but they indicate a supportive backdrop for maintaining tenancy and managing renewals.
Renter-occupied housing accounts for roughly half of neighborhood units, suggesting a sizable tenant base and consistent leasing velocity for multifamily. Home values are elevated relative to incomes (high value-to-income standing within national comparisons), which typically sustains reliance on rental housing and can support pricing power while keeping an eye on retention.
Within a 3-mile radius, households have been increasing even as population trends soften, reflecting smaller household sizes and a broadening pool of addressable renters; forward-looking data points to continued household expansion, which can support occupancy stability and absorption of renovated units. Median contract rents in the neighborhood sit above many U.S. submarkets, and rent-to-income levels indicate manageable affordability pressure with prudent lease management.
Local amenity access is mixed: grocery availability is a clear strength (high national percentile), while cafes, parks, and pharmacies are comparatively sparse. Average school ratings trend around the national midpoint. For investors, this combination can still serve workforce households seeking practical access to necessities, though limited park and cafe density may temper lifestyle appeal.
Comparable safety metrics at the neighborhood level are not available in this dataset. Investors should benchmark conditions against Los Angeles metro and citywide trends and consult recent public reports for on-the-ground perspective. Framing safety comparatively rather than block-by-block helps set appropriate underwriting assumptions and resident retention expectations.
Nearby employment anchors span energy, utilities, packaging, auto parts distribution, and defense technology offices, supporting a diversified renter base and commute convenience aligned with workforce housing demand.
- Chevron energy (3.0 miles)
- Edison International utilities (6.1 miles) HQ
- International Paper packaging & paper (9.8 miles)
- LKQ auto parts distribution (11.9 miles)
- Raytheon Public Safety RTC defense technology offices (12.9 miles)
Built in 1973 with a midsize unit count, the asset aligns with classic value-add potential: interior modernization and system updates can sharpen competitive positioning against 1980s-era neighborhood stock while supporting rent lift upon turnover. The surrounding neighborhood posts high occupancy and a renter concentration near half of units, indicating depth of demand; coupled with elevated ownership costs, the multifamily demand thesis skews toward steady leasing and resilient collections.
Within a 3-mile radius, recent population softness has coincided with growth in households and smaller average household sizes, expanding the renter pool over time. According to CRE market data from WDSuite, local rents benchmark above many U.S. areas while rent-to-income levels suggest room for measured increases with attentive retention strategy. Grocery access is a relative strength; fewer parks and cafes, and mid-range schools, warrant conservative assumptions on lifestyle-driven premiums.
- 1973 vintage supports a targeted value-add plan focused on interiors and building systems.
- Neighborhood occupancy sits in the national top quartile, supporting income stability and renewals.
- Household growth within 3 miles expands the tenant base even as population trends level.
- Elevated ownership costs reinforce multifamily demand and potential pricing power.
- Risks: older systems may require capex; fewer parks/cafes and mid-range schools may limit premium positioning.