| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 29th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14425 Los Angeles St, Baldwin Park, CA, 91706, US |
| Region / Metro | Baldwin Park |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14425 Los Angeles St Baldwin Park 20-Unit Multifamily
Neighborhood occupancy is elevated and renter concentration supports a durable tenant base, according to WDSuite’s CRE market data, positioning this asset for steady operations within the Los Angeles metro.
Located in Baldwin Park within the Los Angeles-Long Beach-Glendale metro, the neighborhood posts a B rating and sits above the metro median (rank 565 of 1,441 neighborhoods), signaling balanced fundamentals for multifamily. Occupancy in the neighborhood is high at roughly 99% and ranks in the top quartile among 1,441 metro neighborhoods while also landing in the top decile nationally, a positive indicator for lease-up stability and renewal performance.
Daily needs are well covered: grocery and restaurant density track in the 99th percentile nationally, with pharmacies and parks near the 88th percentile, and overall amenities competitive among Los Angeles neighborhoods (rank 278 of 1,441). Cafe density trends above national norms as well. School ratings average near the lower end locally, which may moderate family-driven demand, but the submarket’s amenity access and commuter connectivity underpin consistent renter appeal.
Within a 3-mile radius, households increased modestly over the last five years and are projected to expand further even as population trends edge lower, implying smaller household sizes and a broader base of renting households over time. Median contract rents in the 3-mile area have risen over the past five years with further growth projected through 2028, supporting revenue durability. The neighborhood’s renter-occupied share is about 42% of housing units, indicating a meaningful depth of the tenant pool for multifamily demand.
Ownership costs are elevated relative to incomes (high national percentile for value-to-income and home values), which tends to sustain reliance on rental housing and supports pricing power for well-located assets. At the same time, rent-to-income levels track closer to sustainable thresholds in this area, a favorable backdrop for retention and collections management. Based on CRE market data from WDSuite, neighborhood NOI-per-unit trends also rank in the national top decile, reinforcing the area’s income profile for professionally managed properties.
Comparable crime benchmarks for this specific neighborhood are not available in the current WDSuite dataset. Investors typically assess safety by comparing neighborhood trends to metro and national baselines and by tracking multi-year directionality. In the absence of ranked data, a common approach is to incorporate insurer/lender reports, local law enforcement summaries, and property-level incident logs during diligence to contextualize resident experience and operating risk.
Proximity to a diversified employment base supports leasing and retention, with nearby roles in energy, utilities, manufacturing, and logistics offering broad wage exposure relevant to workforce renters.
- Chevron — energy offices (4.2 miles)
- Edison International — utilities (7.4 miles) — HQ
- International Paper — manufacturing (11.4 miles)
- LKQ — auto parts distribution (13.4 miles)
- United Technologies — aerospace/industrial offices (13.7 miles)
This 20-unit property, built in 1984, is slightly newer than the neighborhood average vintage and can compete well against older stock, while leaving room for targeted modernization to enhance rents and operating efficiency. Neighborhood occupancy is very strong and ranks among the top-performing cohorts locally and nationally, supporting stable cash flow and reducing lease-up risk relative to weaker submarkets. Elevated home values in the area reinforce renter reliance on multifamily housing, while rent-to-income levels suggest manageable affordability pressure that can aid renewal rates.
Within a 3-mile radius, households have grown and are projected to expand further through 2028 even as population trends soften, pointing to smaller household sizes and a broader renter pool over time. Amenity coverage is robust, with groceries, restaurants, and daily services testing well above national norms. According to CRE market data from WDSuite, neighborhood NOI-per-unit performance places in the national top tier and occupancy metrics are similarly strong, indicating favorable demand dynamics for professionally managed assets. Key watch items include below-average school ratings and uneven resilience indicators, which argue for disciplined tenant screening, marketing, and capital planning.
- High neighborhood occupancy and strong national standing support leasing stability
- 1984 vintage offers competitive positioning with value-add modernization upside
- Elevated ownership costs in the area sustain multifamily demand and pricing power
- 3-mile household expansion and robust amenities bolster renter pool depth
- Risks: below-average school ratings and mixed resilience metrics warrant conservative operations