| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 37th | Fair |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4038 Puente Ave, Baldwin Park, CA, 91706, US |
| Region / Metro | Baldwin Park |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | 2002-02-10 |
| Transaction Price | $1,608,000 |
| Buyer | WU ALAN H |
| Seller | BALDWIN G G |
4038 Puente Ave, Baldwin Park CA Multifamily Investment
Neighborhood fundamentals point to steady renter demand and high occupancy relative to the metro, according to WDSuite’s CRE market data. The asset’s position in a high-cost ownership market supports durable leasing with room for value-add execution.
This Urban Core neighborhood in the Los Angeles-Long Beach-Glendale metro shows investor-friendly signals: neighborhood occupancy is strong (measured for the neighborhood, not the property) and the area’s housing profile ranks in the top quartile nationally, based on WDSuite’s CRE market data. Elevated home values relative to local incomes indicate a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and support lease retention.
Daily needs are well-covered by grocers, and restaurant density is competitive on a metro and national basis. By contrast, the immediate area scores lower for parks, pharmacies, and cafes, so residents may rely on nearby submarkets for certain amenities. Average school ratings sit modestly above national norms, providing a balanced family-oriented backdrop without commanding premium pricing.
Tenure patterns suggest meaningful depth for rentals: the neighborhood’s share of renter-occupied housing units sits near one-half, indicating a broad tenant base and demand stability through cycles. Contract rents in the neighborhood have risen over the last five years while remaining aligned with local incomes, supporting retention and measured revenue growth rather than outsized rent burden.
Within a 3-mile radius, households have edged higher and are projected to expand further as average household size trends smaller. Even with flat-to-slightly lower population expectations, a rising household count typically enlarges the renter pool and supports occupancy stability for well-positioned assets.
Vintage context: the property’s 1988 construction is slightly older than the neighborhood’s average stock (circa 1990). This positioning can create value-add or modernization upside alongside routine capital planning, aiding competitive positioning against newer product.
Neighborhood-level crime reporting in the dataset is limited for this location. Investors typically benchmark safety by comparing neighborhood trends with city and metro patterns over time, evaluating street visibility and lighting, and coordinating with property management on incident logs and preventative measures. Use multiple sources and timeframes for a fuller view.
Proximity to established corporate employers supports commuting convenience and a diversified renter base. The companies below anchor nearby employment and can help underpin leasing stability for workforce and professional tenants.
- Chevron — energy offices (4.7 miles)
- Edison International — utilities (7.8 miles) — HQ
- International Paper — packaging & materials (11.4 miles)
- United Technologies — aerospace/industrial offices (13.0 miles)
- Ryder Vehicle Sales — logistics & fleet (13.1 miles)
4038 Puente Ave is a 20-unit, 1988-vintage asset with larger-than-typical floor plans (~1,050 sf average) in a neighborhood where renter demand is supported by high occupancy and a sizable renter-occupied housing share (metrics refer to the neighborhood, not the property). Elevated ownership costs in this part of Los Angeles County sustain reliance on rentals, aiding retention and pricing discipline. According to CRE market data from WDSuite, the surrounding neighborhood ranks strongly on housing fundamentals while amenity depth is mixed, suggesting a focus on convenience-driven features at the property level.
Forward-looking demographics within a 3-mile radius point to increasing households and smaller household sizes, which can expand the renter pool even if population growth is muted. The 1988 vintage is slightly older than nearby stock, creating a clear value-add or modernization pathway (exteriors, common areas, in-unit finishes, and building systems) to enhance competitiveness against newer product while managing capital needs prudently.
- High neighborhood occupancy and meaningful renter-occupied share support demand stability
- Larger average unit sizes (~1,050 sf) provide leasing differentiation and rent trade-up potential
- Elevated ownership costs reinforce multifamily reliance and aid retention
- 1988 vintage offers value-add and modernization upside with targeted capex
- Risks: amenity gaps in the immediate area and flat-to-soft population trends require hands-on asset management and focused leasing