| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 34th | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 932 Leorita St, Baldwin Park, CA, 91706, US |
| Region / Metro | Baldwin Park |
| Year of Construction | 1984 |
| Units | 30 |
| Transaction Date | 2001-03-20 |
| Transaction Price | $900,000 |
| Buyer | RIDGE APARTMENT HOMES LP |
| Seller | LEORITA AND BESS APARTMENTS LLC |
932 Leorita St, Baldwin Park CA — 30-Unit Multifamily
Neighborhood occupancy is above the metro median and renter concentration is strong, supporting steady tenant demand according to WDSuite’s CRE market data.
Located in Baldwin Park’s inner-suburban setting within the Los Angeles-Long Beach-Glendale metro, the property benefits from a renter-leaning neighborhood profile (renter-occupied share at the neighborhood level) that supports depth of tenant demand and lease retention. Neighborhood occupancy trends are above the metro median among 1,441 neighborhoods and sit in the upper tiers nationally, a favorable marker for multifamily stability.
Local livability is mixed but investable. Parks access and daily-needs retail test well — parks density is in a high national percentile and pharmacy access ranks among the strongest nationwide — while cafes and grocery options are comparatively thin within the immediate neighborhood. For investors, this combination suggests family-oriented demand with some convenience trade-offs that can be offset by unit quality, parking, or on-site amenities.
Relative pricing signals are constructive: neighborhood median contract rents sit well above national norms and have grown over the last five years, while the rent-to-income ratio remains manageable. Elevated home values versus national levels indicate a high-cost ownership market in Los Angeles County, which tends to reinforce reliance on rental housing and support occupancy stability for well-managed assets.
Vintage matters: built in 1984, the asset is newer than the neighborhood’s average construction year. That positioning can be competitively advantageous versus older stock, though investors should plan for selective modernization and systems updates to meet today’s renter expectations and sustain performance.
Demographic statistics aggregated within a 3-mile radius show modest population contraction in recent years alongside a small increase in household counts, with projections indicating further household growth and smaller household sizes ahead. This dynamic can expand the renter pool and support demand for a range of unit types, aiding leasing velocity and renewal rates.
Safety indicators trend modestly favorable overall. The neighborhood’s composite crime score is above the metro median among 1,441 Los Angeles-area neighborhoods and sits above the national midpoint, indicating comparatively better conditions than many peer areas.
Detail signals show violent-offense metrics positioned in a high national percentile (safer relative to most neighborhoods nationwide), while a recent uptick in property incidents over the last year warrants routine monitoring and active property management. For investors, this points to generally supportive operating conditions with a need for standard security best practices.
Nearby employers span energy, utilities, industrial distribution, and defense offices, supporting a broad commuter base and underpinning renter demand through convenient access to jobs. Notable names include Chevron, Edison International, International Paper, LKQ, and Raytheon Public Safety RTC.
- Chevron — energy offices (2.3 miles)
- Edison International — electric utility (5.3 miles) — HQ
- International Paper — packaging & paper (8.8 miles)
- LKQ — auto parts distribution (11.0 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (12.0 miles)
932 Leorita St is a 30-unit, 1984-vintage asset positioned in an inner-suburban Los Angeles County neighborhood where occupancy trends are above the metro median and renter concentration is strong. Elevated ownership costs at the neighborhood level help sustain reliance on multifamily housing, while high parks and pharmacy access support family-oriented livability. According to CRE market data from WDSuite, neighborhood rents benchmark above national norms, reinforcing pricing power when paired with disciplined lease management.
The 1984 vintage is newer than the neighborhood average, offering competitive positioning versus older stock and potential to capture returns through targeted modernization. Within a 3-mile radius, households have inched up historically and are projected to expand further even as household sizes trend lower — a setup that can broaden the renter base and support occupancy stability. Key watch items include lighter neighborhood grocery/cafe density and monitoring property-related incidents, both manageable with hands-on operations.
- Above-metro occupancy and strong renter concentration support demand resilience
- 1984 vintage offers competitive positioning with selective modernization upside
- High-cost ownership market in LA County supports steady multifamily reliance
- 3-mile household growth and smaller household sizes expand the renter base
- Risks: thinner grocery/cafe amenities and recent property-incident uptick require active management