| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 20th | Poor |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3817 Cogswell Rd, El Monte, CA, 91732, US |
| Region / Metro | El Monte |
| Year of Construction | 1979 |
| Units | 28 |
| Transaction Date | 2025-03-28 |
| Transaction Price | $3,699,000 |
| Buyer | YIM POOI WONG REVOCABLE TRUST |
| Seller | WONG CHIK PUI |
3817 Cogswell Rd El Monte Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with a sizable renter base supporting income stability. Position within Los Angeles County offers everyday conveniences that can aid retention and leasing velocity.
Located in El Monte’s Urban Core, the neighborhood is rated C+ and ranks 921 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, placing it below the metro median in broad livability terms. Even so, occupancy in the surrounding neighborhood is competitive among Los Angeles-Long Beach-Glendale neighborhoods and tracks in the mid‑90s, supporting income consistency for stabilized assets.
Amenity access is a relative strength: restaurants, groceries, pharmacies, and cafes benchmark in the higher national percentiles, which can support renter appeal and day-to-day convenience. Park access and formal childcare options score weaker, which may require owners to emphasize on‑site features or partnerships to offset limited nearby green space and family services.
The asset’s vintage is 1979, newer than the neighborhood’s average construction year of 1972. For investors, this suggests somewhat more competitive bones versus older stock, while still leaving room for targeted system upgrades and cosmetic renovations to drive rent positioning and reduce near‑term capital surprises.
Renter-occupied share in the neighborhood is elevated, indicating a deep tenant pool for multifamily. Home values are in the higher national percentiles within the neighborhood context, signaling a high‑cost ownership market that tends to sustain reliance on rentals—helpful for pricing power but requiring thoughtful lease management to mitigate affordability pressure and promote retention.
Within a 3‑mile radius, recent data show a modest decline in population alongside smaller average household sizes; however, household counts are projected to increase meaningfully over the next five years. This shift toward more, smaller households typically expands the renter pool and can support occupancy stability and steady absorption for well-positioned units.
Safety indicators for the neighborhood trend weaker relative to both the metro and national benchmarks. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s crime rank is near the lower end of the 1,441‑neighborhood distribution, and national comparisons place it in lower percentiles for safety. For underwriting, investors often budget for enhanced lighting, access control, and resident engagement to support retention and protect NOI.
Recent year-over-year estimates suggest property and violent offense rates have moved higher, reinforcing the need for pragmatic operating strategies rather than block-level conclusions. Comparable assets in similar metro sub‑contexts typically offset this with professional security protocols and community management, which should be reflected in pro forma assumptions.
Proximity to established employers supports a steady commuter renter base and can aid lease-up and retention. Nearby corporate offices include Chevron, Edison International, International Paper, LKQ, and Coca-Cola’s Downey facility.
- Chevron — energy offices (0.8 miles)
- Edison International — utilities (4.0 miles) — HQ
- International Paper — packaging (8.7 miles)
- LKQ — automotive parts (11.3 miles)
- Coca-Cola Downey — beverage operations (11.5 miles)
3817 Cogswell Rd is a 28‑unit 1979 vintage asset positioned in a neighborhood with competitive occupancy and strong day‑to‑day amenity access. Based on CRE market data from WDSuite, the surrounding area shows a high renter concentration and elevated ownership costs, which together support multifamily demand and pricing resilience when operations are executed well.
Within a 3‑mile radius, the outlook points to smaller household sizes and a projected increase in household counts even as overall population trends drift down—conditions that typically expand the renter pool and support occupancy stability. Relative to older local stock, the 1979 construction offers a platform for targeted modernization and value‑add programming to capture upside while managing long‑term capital planning.
- Competitive neighborhood occupancy supports income stability
- High-cost ownership landscape reinforces reliance on rentals
- 1979 vintage provides value‑add and modernization potential
- 3‑mile area shows rising household counts, expanding the renter base
- Risks: weaker comparative safety and affordability pressure require active management