| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Poor |
| Demographics | 34th | Poor |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11240 Ramona Blvd, El Monte, CA, 91731, US |
| Region / Metro | El Monte |
| Year of Construction | 2013 |
| Units | 40 |
| Transaction Date | 2012-12-11 |
| Transaction Price | $700,007 |
| Buyer | EL MONTE VETERANS APARTMENTS LP |
| Seller | EL MONTE HOUSING AUTHORITY |
11240 Ramona Blvd, El Monte CA Multifamily Investment
Built in 2013, this 40-unit asset competes well against older neighborhood stock while benefiting from a high-cost ownership market that supports sustained renter demand, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit near the national middle, suggesting steady leasing with prudent asset management.
The property’s 2013 vintage is materially newer than the neighborhood’s older housing base (average year built 1955), positioning it competitively versus nearby stock while still leaving room for targeted modernization as systems age. For investors, this reduces near-term capital exposure compared with older assets and can aid leasing velocity.
Amenity access is a relative strength. The neighborhood’s overall amenity rank sits in the top quartile among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, with groceries and pharmacies particularly dense (nationally high percentiles), while café density is limited. Parks are also well represented, supporting day-to-day livability that can help retention.
Neighborhood schools average around the national middle-to-above-median range, and neighborhood occupancy is near the national midpoint, indicating a balanced leasing environment rather than outsized volatility. Renter-occupied share within the neighborhood is around the mid-40s, signaling a meaningful renter base without overconcentration; that dynamic typically supports demand depth for conventional multifamily.
Within a 3-mile radius (demographics aggregated at that scale), the population has edged down recently and is projected to contract further, yet household counts are expected to rise as average household size declines. This shift generally enlarges the effective renter pool and can support occupancy stability and rent collections, even with slower population growth. Elevated home values locally point to a high-cost ownership market, which tends to sustain multifamily demand and bolster lease retention.
Safety indicators for the immediate neighborhood trend weaker than both the metro and national averages. Based on ranks near the bottom of 1,441 Los Angeles-Long Beach-Glendale neighborhoods and low national safety percentiles, investors should underwrite enhanced on-site security, lighting, and access controls, and factor in thoughtful property management practices.
Recent year-over-year readings show increases in both property and violent offenses at the neighborhood level. While conditions can vary block to block, a cautious, mitigation-focused approach (e.g., security technology, partnerships with local public safety resources, and resident engagement) is advisable when planning operations and loss-prevention strategies.
Proximity to a diversified employment base supports renter demand and commute convenience, led by energy, utilities, packaging, and consumer goods operations noted below.
- Chevron — energy (0.24 miles)
- Edison International — utilities (3.20 miles) — HQ
- International Paper — packaging (8.36 miles)
- Coca-Cola Downey — beverage operations (11.08 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (11.17 miles)
11240 Ramona Blvd is a 40-unit, 2013-vintage community with compact average floor plans that align with renter demand in an urban core setting. Relative to the neighborhood’s older housing stock, the asset’s newer construction enhances competitive positioning and may reduce near-term capital needs, while selective upgrades can drive value. High ownership costs in Los Angeles County reinforce reliance on rental housing and support pricing power and retention. According to commercial real estate analysis from WDSuite, neighborhood occupancy trends sit around the national middle, and amenity access is a comparative strength, both supportive of leasing stability.
Three-mile demographics indicate modest population headwinds but an expected increase in households as average household size declines, which typically broadens the tenant base. Investors should balance these strengths against a weaker neighborhood safety profile by incorporating security and operational contingencies into underwriting.
- 2013 vintage competes well versus older local stock, with targeted modernization potential
- High-cost ownership market supports rental demand depth and lease retention
- Amenity access (groceries, pharmacies, parks) aids day-to-day livability and renewals
- Household growth within 3 miles despite smaller household sizes can support occupancy stability
- Risk: Weaker neighborhood safety metrics warrant enhanced security planning and underwriting buffers