| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 20th | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3629 Penn Mar Ave, El Monte, CA, 91732, US |
| Region / Metro | El Monte |
| Year of Construction | 1972 |
| Units | 26 |
| Transaction Date | 2006-01-09 |
| Transaction Price | $2,950,000 |
| Buyer | KAUFMAN DAVID B |
| Seller | COTTONWOOD MANOR CO |
3629 Penn Mar Ave, El Monte CA Multifamily Investment
Neighborhood occupancy is strong and renter concentration is high, supporting stable leasing conditions according to WDSuite’s CRE market data. Elevated ownership costs in the area further sustain multifamily demand, though pricing should account for local affordability pressure.
The property sits in an Urban Core pocket of El Monte with a B- neighborhood rating within the Los Angeles-Long Beach-Glendale metro. Neighborhood occupancy is high, and the share of renter-occupied housing is elevated, indicating a deep tenant base and potential for steady leasing relative to metro peers.
Amenity access is a local strength: parks density stands in the top quartile nationally, and cafes and restaurants also score in the top quartile, supporting day-to-day convenience and resident retention. Grocery access is better than average, while pharmacy presence is limited, which may modestly affect errand convenience for residents.
Home values in the neighborhood are high compared with national norms, and the value-to-income ratio ranks in the top decile nationally. For investors, this high-cost ownership market tends to reinforce reliance on rental housing, supporting demand depth and lease retention. At the same time, rent-to-income levels are elevated, which suggests thoughtful lease management and renewals will be important to mitigate affordability pressure.
Demographic indicators are aggregated within a 3-mile radius. Recent population trends show contraction with smaller household sizes, while forecasts point to an increase in total households, implying a gradual renter pool expansion even as overall population softens. For multifamily, this typically supports occupancy stability and ongoing demand for professionally managed units.
Safety indicators for the immediate neighborhood trend below national percentiles, with both violent and property offense measures comparing less favorably than many U.S. neighborhoods. Within the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, this area ranks in a lower tier on crime metrics rather than the metro median.
Investors should underwrite to the local context: property-level security, lighting, and common-area controls can support resident comfort and leasing, and professional management practices may help mitigate perception risk over hold periods.
Proximity to major employers provides a broad employment base that can support renter demand and retention, including energy, utilities, packaging, metals distribution, and commercial real estate services appearing below.
- Chevron — energy (0.84 miles)
- Edison International — utility holding company (3.98 miles) — HQ
- International Paper — packaging & paper (8.49 miles)
- Reliance Steel & Aluminum — metals service center (13.70 miles) — HQ
- CBRE Group — commercial real estate services (13.82 miles) — HQ
This 26-unit, 1972-vintage asset offers exposure to a renter-heavy Urban Core location where neighborhood occupancy is strong and daily-life amenities are competitive nationally. High ownership costs in the area tend to sustain reliance on rentals, supporting demand depth and lease retention. According to CRE market data from WDSuite, the neighborhood’s occupancy and renter-occupied share are favorable relative to many peers, while affordability pressure argues for disciplined rent setting and renewal strategies.
The 1972 construction suggests potential value-add through targeted unit and building system upgrades to enhance competitiveness against newer stock. Demographics aggregated within a 3-mile radius indicate smaller household sizes and a forecast increase in total households, which can enlarge the tenant base even as population softens. Investors should also weigh local safety perceptions in underwriting and consider operational measures to support resident comfort.
- Renter-heavy neighborhood and high occupancy support leasing stability
- High ownership costs reinforce sustained multifamily demand and retention
- 1972 vintage offers value-add potential via targeted renovations and system upgrades
- 3-mile data show smaller household sizes and growth in households, expanding the renter pool
- Risks: affordability pressure and below-average safety metrics require prudent rent and security strategies