| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 20th | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3631 Gilman Rd, El Monte, CA, 91732, US |
| Region / Metro | El Monte |
| Year of Construction | 1979 |
| Units | 28 |
| Transaction Date | 1998-12-08 |
| Transaction Price | $1,425,000 |
| Buyer | CORNEJO THOMAS M |
| Seller | CUEVA DORA M |
3631 Gilman Rd El Monte Multifamily Investment
Neighborhood occupancy remains resilient and renter demand is deep, according to WDSuite’s CRE market data, supporting stable operations for well-managed assets in this part of El Monte. Elevated ownership costs in Los Angeles County further sustain the renter pool, reinforcing retention potential.
Located in El Monte’s Urban Core, the neighborhood posts strong occupancy and a sizable renter base that underpin multifamily fundamentals. The neighborhood occupancy rate is in the top quartile nationally, and approximately 67% of housing units are renter-occupied — a profile that supports a deeper tenant pool and steadier lease-up for mid-sized assets.
Daily-life amenities are competitive among Los Angeles-Long Beach-Glendale metro neighborhoods (1,441 total). Cafes and restaurants score in the top quartile nationally, and park access is a notable strength, also in the top quartile. Grocery access trends above national averages, while pharmacy access is thinner locally, which owners should consider when marketing convenience.
School options rate below national averages, which can influence family-oriented demand positioning. Median contract rents in the neighborhood sit above national norms, and rent-to-income ratios indicate affordability pressure for some households — a factor for lease management and renewal strategy.
Home values are elevated relative to incomes (among the highest national percentiles), signaling a high-cost ownership market that tends to sustain reliance on rentals and can support pricing power for competitively positioned properties. Demographic indicators aggregated within a 3-mile radius show flat households in the recent period with smaller household sizes, and forward-looking data point to more households even as population contracts — dynamics that can expand the renter pool and support occupancy stability over time.
Safety metrics benchmark below national averages here. Crime rankings are toward the higher end among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods, and national percentiles indicate relatively lower safety compared with many neighborhoods nationwide. Recent data also point to year-over-year increases in both property and violent offenses. Investors typically account for this with enhanced on-site management, lighting and access controls, and by targeting renter segments that value secure, well-run communities.
The area draws from a diverse employment base that supports workforce renter demand and commute convenience, led by energy, utilities, packaging, automotive parts distribution, and beverage operations.
- Chevron — energy offices (1.2 miles)
- Edison International — utilities (4.3 miles) — HQ
- International Paper — packaging & paper (8.5 miles)
- LKQ — automotive parts distribution (11.0 miles)
- Coca-Cola Downey — beverage operations (11.5 miles)
3631 Gilman Rd is a 28-unit asset built in 1979, positioned within a neighborhood that shows top-quartile occupancy and a high concentration of renter-occupied units. Elevated home values relative to incomes in Los Angeles County reinforce sustained reliance on rentals, while neighborhood-level rents above national norms point to established pricing power for well-maintained properties. Based on CRE market data from WDSuite, these dynamics support stable tenancy for mid-sized multifamily in this pocket of El Monte.
The 1979 vintage is slightly newer than the local average stock, suggesting competitive positioning versus older assets, with a practical path for value-add through common-area refresh, unit modernization, and systems updates as part of capital planning. Demographic data aggregated within a 3-mile radius indicate smaller household sizes and a projected increase in households, both of which can expand the renter pool even as population trends soften — a constructive backdrop for occupancy stability. Key considerations include below-average school ratings, affordability pressure (higher rent-to-income ratios), and safety metrics that warrant proactive property management.
- Top-quartile neighborhood occupancy and deep renter base support leasing stability
- High-cost ownership market sustains rental demand and retention potential
- 1979 vintage offers value-add upside via targeted renovations and system upgrades
- 3-mile data show more households ahead, expanding the local renter pool
- Risks: lower safety rankings and school ratings; manage with security, screening, and focused tenant mix