| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 33rd | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3235 Frazier St, Baldwin Park, CA, 91706, US |
| Region / Metro | Baldwin Park |
| Year of Construction | 1981 |
| Units | 40 |
| Transaction Date | 2004-05-21 |
| Transaction Price | $5,432,000 |
| Buyer | ALCOLE PROPERTIES LLC |
| Seller | FRAZIER PARK APARTMENTS LP |
3235 Frazier St Baldwin Park Multifamily Investment
Neighborhood occupancy is persistently high, supporting stable rent rolls, according to WDSuite’s CRE market data for the Los Angeles metro. This submarket’s high-cost ownership landscape and steady renter demand favor consistent leasing performance.
Located in Baldwin Park within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows strong renter demand signals: neighborhood occupancy stands high and is Top quartile nationally and Above metro median among 1,441 metro neighborhoods, measured for the neighborhood and not the property. A renter-occupied share near half of housing units indicates a deep tenant base, which typically supports leasing stability for multifamily assets.
Livability is serviceable with notable strengths in daily-needs retail. Grocery access scores in the national top quartile (98th percentile), and restaurant density is also strong (92nd percentile). In contrast, parks, pharmacies, childcare, and cafes are limited in the immediate neighborhood, which may modestly reduce lifestyle convenience relative to amenity-rich Los Angeles submarkets. School options in the area are lower-rated on average (1.0 out of 5), an operational consideration for family-oriented renter segments.
Within a 3-mile radius, households have grown modestly even as population has edged down, pointing to smaller household sizes and a stable, diversified renter pool. Median incomes have risen alongside contract rents, and elevated home values relative to income (national 92nd percentile value-to-income ratio) reflect a high-cost ownership market that can reinforce reliance on multifamily housing and support pricing power where product quality and management execution are strong. These dynamics are based on CRE market data from WDSuite and align with broader Los Angeles affordability pressures.
Safety indicators are mixed in a way familiar to many infill Los Angeles locations. At a national level, the neighborhood’s overall crime positioning is modestly better than average (around the 52nd percentile), with property offenses comparatively favorable (about the 93rd percentile, i.e., safer than most neighborhoods nationwide). Violent-offense positioning is better than average as well (near the 62nd percentile).
Year-over-year trends are important to monitor: reported estimates suggest a recent uptick in violent-offense rates compared with last year, while property-offense rates have edged down. Interpreted against metro peers, this area sits around the middle of the pack, rather than among the lowest-crime neighborhoods in Los Angeles. Investors should underwrite with current local data and consider standard security and lighting improvements as part of operations.
Nearby employers span energy, utilities, manufacturing, and defense, supporting a broad workforce and commute convenience that can bolster tenant retention and leasing consistency for workforce housing. This list highlights Chevron, Edison International, International Paper, LKQ, and Raytheon within a practical radius.
- Chevron — energy (2.4 miles)
- Edison International — electric utility (5.5 miles) — HQ
- International Paper — paper & packaging (9.2 miles)
- LKQ — auto parts distribution (11.5 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (12.3 miles)
For multifamily investors, the submarket surrounding 3235 Frazier St combines high neighborhood occupancy with a large renter-occupied presence, indicating durable leasing fundamentals. Elevated home values relative to incomes point to a high-cost ownership market that tends to sustain multifamily demand and support rent collections when product quality and management are competitive. According to CRE market data from WDSuite, the neighborhood’s occupancy level ranks above the metro median and in the national top quartile, underscoring depth of demand.
Operationally, daily-needs retail access is strong (notably groceries and dining), while limited parks and lower-rated schools warrant underwriting discipline for family-heavy unit mixes. Safety metrics are generally better than national averages for property and overall crime, but the recent violent-offense uptick suggests prudent on-site measures and close monitoring. The 40-unit scale supports efficient operations while allowing targeted value-add through unit interiors and common-area upgrades to capture pricing power in a high-cost ownership environment.
- High neighborhood occupancy and sizable renter-occupied base support stable leasing
- Elevated ownership costs in Los Angeles basin reinforce renter demand and pricing power
- Strong access to groceries and dining anchors daily convenience for residents
- 40-unit scale suitable for operational efficiencies and targeted value-add upgrades
- Risks: lower-rated schools, limited park/cafe amenities, and recent violent-offense uptick warrant conservative underwriting