| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 34th | Poor |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13870 Ramona Blvd, Baldwin Park, CA, 91706, US |
| Region / Metro | Baldwin Park |
| Year of Construction | 1981 |
| Units | 49 |
| Transaction Date | 2023-10-20 |
| Transaction Price | $7,316,000 |
| Buyer | FLAG VII RAMONA PARK LP |
| Seller | RAMONA PARK APARTMENTS LLC |
13870 Ramona Blvd Baldwin Park Multifamily Investment
This 49-unit property benefits from strong neighborhood occupancy at 98.3% and elevated rental demand in a market where 52% of housing units are renter-occupied, according to CRE market data from WDSuite.
Baldwin Park offers a dense urban core environment with strong rental fundamentals. The neighborhood ranks in the top quartile nationally for occupancy rates at 98.3%, significantly above typical metro performance. With 52% of housing units renter-occupied, the area demonstrates sustained multifamily demand within the broader Los Angeles market.
Built in 1981, this property aligns with the neighborhood's average construction year of 1982, suggesting consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. The area's median contract rent of $1,506 ranks in the upper quartile among 1,441 metro neighborhoods, indicating solid pricing power relative to regional comparables.
Demographics within a 3-mile radius show a stable tenant base with 160,659 residents and average household size of 3.9 people. The median household income of $80,927 supports current rent levels, though the rent-to-income ratio suggests some affordability pressure that investors should monitor for lease renewal strategies. Grocery store density ranks in the 99th percentile nationally with 9.28 stores per square mile, providing strong tenant convenience and retention factors.
Forward-looking demographics project household growth of 33.9% through 2028, expanding the potential renter pool significantly. However, the area shows limited amenity diversity with minimal cafes, childcare facilities, and parks, which may impact tenant attraction compared to more amenity-rich submarkets.
Safety data for this specific neighborhood is not currently available in the regional crime database. Investors should conduct independent due diligence on local crime trends and consider consulting with property management companies familiar with the Baldwin Park submarket to assess security considerations and any recommended property-level safety measures.
The surrounding employment base includes major corporate offices within commuting distance, supporting workforce housing demand in this Baldwin Park location.
- Chevron — energy services (3.4 miles)
- Edison International — utilities HQ (6.6 miles)
- International Paper — manufacturing (10.4 miles)
- LKQ — automotive parts (12.5 miles)
- United Technologies — aerospace & defense (13.4 miles)
This 49-unit Baldwin Park property presents a stable cash flow opportunity supported by exceptional neighborhood occupancy rates of 98.3% and strong rental demand fundamentals. The 1981 construction year offers potential value-add upside through strategic renovations, while the area's household growth projections of 33.9% through 2028 indicate expanding tenant demand. Commercial real estate analysis shows median rents ranking in the upper quartile among metro neighborhoods, though affordability metrics warrant careful lease management.
The property benefits from proximity to major employers including Edison International's headquarters and Chevron operations, supporting workforce housing demand. However, investors should consider the limited amenity profile and monitor rent-to-income pressures that may impact renewal rates and concession strategies in a competitive Los Angeles rental market.
- Exceptional 98.3% neighborhood occupancy rate supports stable cash flow
- Strong rental demand with 52% of area housing units renter-occupied
- 33.9% projected household growth through 2028 expands tenant pool
- 1981 vintage offers value-add renovation potential
- Risk consideration: Limited amenity density may impact tenant retention versus amenity-rich competitors