| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 33rd | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3228 Frazier St, Baldwin Park, CA, 91706, US |
| Region / Metro | Baldwin Park |
| Year of Construction | 1981 |
| Units | 30 |
| Transaction Date | 2000-05-19 |
| Transaction Price | $499,500 |
| Buyer | LIU MING YUEH |
| Seller | S K K PARTNERSHIP LTD |
3228 Frazier St Baldwin Park Multifamily Investment
Near-full neighborhood occupancy and a deep renter base point to durable leasing in Baldwin Park, according to WDSuite’s CRE market data. Positioned for steady demand with competitive rents relative to incomes, this asset offers investors a pragmatic cash flow story in Los Angeles County.
Baldwin Park sits within the Los Angeles-Long Beach-Glendale metro’s Urban Core, where the neighborhood’s occupancy is competitive among 1,441 metro neighborhoods and in the top quartile nationally. For investors, that translates into fewer prolonged vacancies and more predictable lease-up compared with softer submarkets.
Local amenity access is mixed: grocery availability is strong (high national percentile), and restaurants are relatively dense, while cafes, parks, childcare, and pharmacies are limited within the immediate neighborhood. This pattern supports everyday convenience for residents but may reduce walkable lifestyle appeal, which investors can offset with on-site amenities and service offerings.
Tenure data indicates a sizable share of housing units are renter-occupied (neighborhood is above the national median and competitive within the metro), suggesting a meaningful tenant pool and stable multifamily demand. Within a 3-mile radius, household counts have edged up despite a modest population decline, reflecting smaller household sizes; forward-looking projections indicate further increases in households, which can expand the renter pool and support occupancy stability.
Home values in the neighborhood benchmark high versus national peers, and value-to-income levels are elevated. In practice, a high-cost ownership market often sustains reliance on rental housing, while the area’s rent-to-income profile implies manageable affordability pressure that can aid retention and reduce turnover risk. These dynamics, based on CRE market data from WDSuite, position the submarket as a steady, rent-driven story rather than a speculative growth bet.
Safety indicators are mixed but generally comparable to national norms. Neighborhood property offense levels track in the stronger national percentiles (safer), while overall crime appears around the national midpoint and violent offense sits somewhat better than average nationally. Recent year-over-year trends in violent incidents show volatility, so prudent operators should monitor changes and align security measures with on-site management practices.
Relative to Los Angeles-Long Beach-Glendale metro peers (1,441 neighborhoods), the area is competitive, but not top-tier, on composite crime measures. Investors typically balance this with good lighting, access control, and resident engagement to support retention.
Nearby employers span energy, utilities, manufacturing, auto distribution, and aerospace/defense—sectors that underpin a broad workforce and can support renter demand through commute convenience. The list below highlights key names within a 15-mile radius that are most relevant to day-to-day leasing.
- Chevron — energy (2.4 miles)
- Edison International — electric utility (5.5 miles) — HQ
- International Paper — packaging & paper (9.2 miles)
- LKQ — auto parts distribution (11.4 miles)
- Raytheon Public Safety RTC — aerospace/defense offices (12.3 miles)
This 30-unit multifamily property in Baldwin Park benefits from near-full neighborhood occupancy and a sizable renter-occupied housing base, supporting steady lease-up and retention. Elevated home values and ownership costs versus incomes reinforce reliance on rental options, while rent levels relative to incomes suggest manageable affordability pressure—factors that can stabilize cash flow and reduce turnover risk. These conditions, according to CRE market data from WDSuite, compare favorably to many Los Angeles County neighborhoods where renter demand is more cyclical.
Demographic patterns aggregated within a 3-mile radius show modest population softening alongside a growing number of households and smaller household sizes, a configuration that typically expands the renter pool over time. Amenity access is practical (not lifestyle-centric), with strong grocery and restaurant density, indicating an everyday convenience profile attractive to workforce renters. Operators should note school ratings and year-over-year safety volatility as underwriting considerations.
- High neighborhood occupancy supports leasing stability and lower downtime
- Deep renter-occupied housing base indicates durable tenant demand
- Elevated ownership costs sustain rental reliance; rents vs. incomes remain manageable
- Household growth with smaller sizes expands the renter pool within 3 miles
- Risks: limited lifestyle amenities, low average school ratings, and safety trend volatility