| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 34th | Fair |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10117 Garvey Ave, El Monte, CA, 91733, US |
| Region / Metro | El Monte |
| Year of Construction | 2011 |
| Units | 68 |
| Transaction Date | 2008-11-17 |
| Transaction Price | $3,200,000 |
| Buyer | EAST WEST BANK |
| Seller | GARVEY REGENCY LLC |
10117 Garvey Ave El Monte Multifamily — 2011 Vintage
Neighborhood occupancy trends sit above the metro median, supporting steady leasing and retention, according to WDSuite’s CRE market data. Elevated ownership costs in this Los Angeles County submarket further reinforce renter reliance on professionally managed units.
Located in El Monte’s Urban Core, the property benefits from a renter-leaning neighborhood profile and occupancy that is above the Los Angeles-Long Beach-Glendale metro median, signaling demand resilience for stabilized multifamily. The area’s median home values sit in a high-cost ownership market (high national percentile), which typically sustains rental demand and supports pricing power without over-reliance on aggressive concessions.
Local amenity density is competitive among Los Angeles neighborhoods, with strong cafe and grocery concentration (high national percentiles), while park and pharmacy access are comparatively thin. Average school ratings are modest but above the national midpoint, offering a balanced baseline for family-oriented renters. The property’s 2011 construction is materially newer than the neighborhood’s older housing stock (average vintage 1962), which positions the asset as relatively competitive versus legacy buildings while still warranting routine system upkeep as it ages.
Tenure data indicates an elevated share of renter-occupied housing units (roughly mid-50s%), pointing to a deeper tenant base and steadier absorption for mid-size assets like this 68-unit community. Rent-to-income levels in the neighborhood reflect manageable affordability pressure relative to many coastal submarkets, a positive for lease retention and delinquency management from an investor perspective.
Demographic statistics aggregated within a 3-mile radius show population edging down over recent years while household counts are projected to rise alongside smaller average household sizes. This shift suggests a broader household footprint and potential renter pool expansion even with flat-to-soft population totals, a dynamic that can support occupancy stability and consistent leasing velocity when paired with thoughtful unit mix and operations. These dynamics are consistent with regional patterns highlighted in WDSuite’s commercial real estate analysis.
Relative to the Los Angeles-Long Beach-Glendale metro, the neighborhood’s safety profile ranks below average, and its national percentile indicates it is less safe than many neighborhoods nationwide. Recent year-over-year estimates point to an uptick in reported property and violent offenses at the neighborhood level. For investors, this typically calls for attention to security measures, lighting, and partnership with professional management to support resident experience and retention while underwriting realistic operating expenses.
Nearby employment includes energy, utilities, packaging, beverage, and public-safety technology firms, supporting commuter convenience and diversified renter demand tied to regional corporate offices.
- Chevron — energy (1.2 miles)
- Edison International — utilities (1.9 miles) — HQ
- International Paper — packaging (7.4 miles)
- Coca-Cola Downey — beverage (10.0 miles)
- Raytheon Public Safety RTC — public safety technology (10.1 miles)
This 68-unit, 2011-built asset offers relative competitive positioning versus older local stock, with neighborhood occupancy above the metro median supporting stable cash flow potential. High home values in Los Angeles County reinforce renter reliance on multifamily, while rent-to-income conditions in this neighborhood suggest manageable affordability pressure that can aid retention and reduce turnover volatility.
Demographics within a 3-mile radius indicate smaller household sizes and a projected increase in household counts, which can translate into a broader tenant base even as population growth is muted. According to CRE market data from WDSuite, local amenity density is competitive and the renter-occupied share is elevated, both supportive of ongoing demand; investors should balance these strengths against a below-average safety ranking by underwriting appropriate security and operating reserves.
- 2011 construction offers competitive positioning versus older neighborhood stock
- Above-metro occupancy trends support leasing stability and pricing discipline
- High-cost ownership market sustains renter demand and retention
- 3-mile trends: smaller households and more total households expand the renter base
- Risk: below-average neighborhood safety warrants security investments and prudent underwriting