| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 20th | Poor |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11905 Ferris Rd, El Monte, CA, 91732, US |
| Region / Metro | El Monte |
| Year of Construction | 1978 |
| Units | 70 |
| Transaction Date | 2019-02-13 |
| Transaction Price | $16,000,000 |
| Buyer | VILLA RAINTREE LP |
| Seller | RITZ HOUSING LLC |
11905 Ferris Rd, El Monte Multifamily Investment
Stabilized renter demand and high neighborhood occupancy suggest durable leasing performance, based on CRE market data from WDSuite. Elevated home values in Los Angeles County further support reliance on rental housing in this urban infill location.
El Monte’s urban core location delivers everyday convenience that supports tenant retention. Neighborhood dining and daily-needs retail are dense relative to national norms, with restaurants, groceries, and pharmacies placing in high national percentiles. Parks and formal childcare facilities are more limited locally, so on-site amenities and child-friendly features can be meaningful differentiators for operators.
Neighborhood occupancy is strong and has trended higher over the last five years, placing in the top quartile nationally and competitive among Los Angeles neighborhoods (ranked against 1,441 metro neighborhoods), according to WDSuite’s CRE market data. A high share of housing units are renter-occupied in the neighborhood, indicating a deep tenant base and supporting demand for multifamily units through cycles.
Within a 3-mile radius, demographics show modest population contraction alongside smaller average household sizes and a projected increase in total households. That shift can expand the renter pool over time even if population growth is flat, while rising median incomes in the same radius improve the capacity to support rent levels and reduce lease-up risk.
Home values in the neighborhood are elevated versus national benchmarks, and the value-to-income ratio sits near the top of national distributions. In practice, this high-cost ownership backdrop tends to sustain rental demand and can support pricing power, though operators should manage rent-to-income levels carefully to balance growth with retention.
Safety indicators for this neighborhood track below both metro and national averages. Crime ranks near the bottom among 1,441 Los Angeles metro neighborhoods and sits in low national percentiles, signaling elevated incident rates compared with many U.S. neighborhoods. Year-over-year estimates also indicate recent increases in both property and violent offenses.
Investors typically account for this with prudent security measures, strong property management, and tenant screening policies. Framing expectations appropriately can help preserve occupancy stability and protect operating performance without over-relying on aggressive rent growth.
Proximity to large employers underpins workforce housing demand and commute convenience for residents, notably in utilities, energy, and diversified corporate services represented by Chevron, Edison International, International Paper, LKQ, and Coca-Cola.
- Chevron — energy (0.7 miles)
- Edison International — utilities (3.9 miles) — HQ
- International Paper — packaging & paper (8.5 miles)
- LKQ — automotive parts (11.2 miles)
- Coca-Cola Downey — beverage operations (11.4 miles)
Built in 1978, the property is slightly newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while still benefiting from targeted modernization or systems upgrades. Neighborhood occupancy is high and has improved in recent years, and a large share of renter-occupied housing supports depth of demand. According to CRE market data from WDSuite, elevated home values and a high value-to-income ratio in the area reinforce reliance on multifamily housing, which can translate into solid pricing power when paired with thoughtful lease management.
Within a 3-mile radius, forecasts show smaller household sizes and growth in total households despite flat-to-declining population. Coupled with rising incomes and projected rent growth, this points to a larger tenant base and sustained leasing momentum. Operators should balance these strengths with attention to affordability pressure (rent-to-income) and neighborhood safety considerations to maintain retention.
- High neighborhood occupancy and deep renter concentration support demand stability
- 1978 vintage offers competitive positioning with potential value-add through targeted upgrades
- Elevated home values bolster rental reliance and can support disciplined rent growth
- 3-mile household growth and rising incomes expand the tenant base and leasing prospects
- Risks: affordability pressure (rent-to-income) and below-average safety require active management