| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 22nd | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3649 Gibson Rd, El Monte, CA, 91731, US |
| Region / Metro | El Monte |
| Year of Construction | 1981 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3649 Gibson Rd, El Monte Multifamily Investment
Neighborhood fundamentals point to steady renter demand and solid occupancy, according to WDSuite’s CRE market data. A high renter concentration in the area supports depth of the tenant base and potential leasing stability for a 23‑unit asset.
Situated in El Monte within the Los Angeles metro, the neighborhood shows above‑midpoint occupancy performance nationally and a renter‑heavy housing stock, which can support tenant retention and leasing velocity for multifamily. Grocery and restaurant density track well versus national norms, while cafes and pharmacies are less concentrated; investors should assume residents rely on a mix of nearby corridors for daily needs.
The property’s 1981 construction is newer than the neighborhood’s average vintage (1960s), suggesting relative competitiveness versus older stock. Investors should still plan for system updates and targeted renovations typical for a 1980s asset to sustain positioning and support rent trade‑outs over time.
Within a 3‑mile radius, demographic statistics indicate households have been relatively stable recently and are projected to increase even as average household size trends lower. This combination typically expands the renter pool and supports occupancy stability for well‑managed properties, especially where unit mixes and finishes align with workforce demand.
Ownership costs are elevated for the area compared with many U.S. neighborhoods, which tends to reinforce renter reliance on multifamily housing. At the same time, rent‑to‑income metrics point to some affordability pressure, so asset strategies should balance pricing power with renewal management to protect occupancy.
Relative to many Los Angeles metro neighborhoods (1,441 total), this area ranks toward the higher‑crime end of the spectrum, and national comparisons place it below average for safety. Recent year‑over‑year estimates point to increases in both violent and property offenses. Investors should underwrite with prudent security and operating assumptions, and weigh property‑level measures (lighting, access control, and visibility) alongside neighborhood trend monitoring.
The nearby employment base includes corporate offices across energy, utilities, packaging, and consumer goods, which can support renter demand through commute convenience and diversified wage drivers. Notable employers include Chevron, Edison International, International Paper, Coca‑Cola, and Raytheon facilities.
- Chevron — energy offices (1.4 miles)
- Edison International — utilities corporate offices (2.2 miles) — HQ
- International Paper — packaging & paper products (8.2 miles)
- Coca-Cola Downey — consumer beverages offices (10.6 miles)
- Raytheon Public Safety RTC — technology/defense offices (10.8 miles)
3649 Gibson Rd offers a 23‑unit footprint in a renter‑heavy pocket of the Los Angeles metro where neighborhood occupancy trends sit above the national midpoint. Elevated ownership costs relative to incomes help sustain multifamily demand, while a projected increase in households within 3 miles suggests a larger tenant base even as household size contracts. Based on CRE market data from WDSuite, the area’s amenity mix is serviceable—particularly for groceries and dining—supporting day‑to‑day livability for residents.
Built in 1981, the asset is newer than much of the surrounding housing stock from the 1960s, giving it a competitive footing versus older properties. Investors should plan for targeted modernization and ongoing capital reserves typical for 1980s construction. Pricing strategy should account for rent‑to‑income pressure and local safety considerations, balancing rent growth with renewal management to protect occupancy and cash flow.
- Renter‑heavy neighborhood supports depth of tenant base and potential leasing stability.
- 1981 vintage is newer than local average, with clear value‑add and modernization pathways.
- Strong grocery and dining density enhances livability and resident retention drivers.
- Household growth within 3 miles points to a larger renter pool despite smaller household sizes.
- Risks: affordability pressure and below‑average safety require careful underwriting, security measures, and renewal‑focused pricing.