| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 20th | Poor |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3711 Cogswell Rd, El Monte, CA, 91732, US |
| Region / Metro | El Monte |
| Year of Construction | 1987 |
| Units | 58 |
| Transaction Date | 2021-10-22 |
| Transaction Price | $12,400,000 |
| Buyer | PI PROPERTIES NO 94 LLC |
| Seller | FLAMINGO GARDEN LIMITED PARTNERSHIP |
3711 Cogswell Rd, El Monte CA Multifamily Investment
Neighborhood fundamentals point to durable renter demand supported by high occupancy and dense amenities, according to WDSuite’s CRE market data. Investors should underwrite for strong tenant depth alongside proactive lease management given area affordability pressures.
Located in El Monte within the Los Angeles-Long Beach-Glendale metro, the property sits in an Urban Core neighborhood rated C+ that trends above the metro median for occupancy. The neighborhood’s occupancy is measured at the neighborhood level and is in the top quartile nationally, signaling historically stable leasing conditions for multifamily assets.
Amenity access is a core strength. Restaurant density ranks in the 99th percentile nationally, while grocery and pharmacy access both sit around the 96th percentile. Cafés also index high relative to U.S. neighborhoods. Park and childcare facility density are limited within the neighborhood footprint, so resident recreation and childcare needs may rely on options outside the immediate blocks.
The housing stock in the area skews older than this asset: the neighborhood’s average construction year is 1972 versus the property’s 1987 vintage. This positioning can be competitively favorable against older stock, though investors should still plan for modernization of common areas and systems typical of late-1980s construction.
Renter-occupied housing units account for a large share of neighborhood tenure, indicating a deep tenant base for multifamily. Elevated home values (high national percentile) and a high value-to-income ratio reflect a high-cost ownership market, which tends to sustain reliance on rental housing and can support pricing power and lease retention for well-maintained assets.
Within a 3-mile radius, recent data show a modest population decline but relatively steady household counts, with forecasts pointing to smaller household sizes and an increase in total households over the next five years. In practice, that mix can expand the renter pool and support occupancy stability even as demographics shift. Median contract rents in the 3-mile area are projected to rise, reinforcing revenue potential for properties that execute renovations and active leasing strategies.
Safety metrics for the neighborhood track below metro averages, with a rank near the bottom among 1,441 Los Angeles metro neighborhoods and low national safety percentiles. In practical terms, investors should assume heightened security and operating protocols compared with stronger-ranked areas.
Recent estimates indicate a year-over-year uptick in both property and violent offense rates at the neighborhood level. While conditions can vary block to block, underwriting should incorporate the comparative rank context and potential costs for security, lighting, access control, and resident engagement to support retention.
Nearby employment anchors provide diverse job bases and commute convenience that can support renter demand and retention, including utilities, energy, and corporate services listed below.
- Chevron — energy (0.8 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)
3711 Cogswell Rd is a 58-unit, 1987-vintage asset positioned in a neighborhood with strong renter concentration and top-quartile occupancy measured at the neighborhood level. Dense retail and daily-needs amenities support leasing durability, while a high-cost ownership landscape in the area reinforces reliance on multifamily housing and can underpin pricing power for quality renovations.
Based on CRE market data from WDSuite, the neighborhood outperforms on occupancy relative to many U.S. areas, offsetting headwinds such as affordability pressure and weaker safety metrics. Within a 3-mile radius, projections point to smaller household sizes and growth in total households alongside rising median rents, which can sustain tenant demand for well-managed, value-add execution on late-1980s product.
- Top-quartile neighborhood occupancy supports stability and lease-up confidence
- 1987 vintage offers value-add and modernization potential versus older local stock
- Dense groceries, pharmacies, and restaurants enhance renter convenience and retention
- High-cost ownership market bolsters multifamily demand and potential pricing power
- Risks: below-average safety metrics and rent-to-income pressure require prudent underwriting and security planning