| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 20th | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3843 Maxson Rd, El Monte, CA, 91732, US |
| Region / Metro | El Monte |
| Year of Construction | 2000 |
| Units | 71 |
| Transaction Date | 1999-02-18 |
| Transaction Price | $810,000 |
| Buyer | TELACU HOUSING EL MONTE II INC |
| Seller | HWANG OSCAR C |
3843 Maxson Rd El Monte Multifamily Investment
Neighborhood occupancy remains strong and renter-occupied housing is prevalent, supporting durable leasing fundamentals, according to WDSuite’s CRE market data. Elevated ownership costs in Los Angeles County further sustain rental demand for well-located assets in El Monte.
Located in El Monte within the Los Angeles-Long Beach-Glendale metro, the property sits in an Urban Core neighborhood rated B- and competitive for day-to-day convenience. Parks and recreation access test well compared with neighborhoods nationwide, and restaurants and cafes are present at densities above national norms. Pharmacy access is thinner locally, which may modestly affect daily convenience.
From an investment perspective, the neighborhood’s housing fundamentals are supportive: occupancy in the surrounding area is high and the share of renter-occupied housing units is substantial, indicating a deep tenant base and generally steady renewal potential. Compared with the metro’s older average vintage (1971), this 2000-built asset is newer than much of the local stock, which can enhance competitive positioning; investors should still plan for ongoing system updates typical for a 25-year-old building.
Home values in the neighborhood are elevated relative to national benchmarks, and the value-to-income relationship is high for owners. This high-cost ownership backdrop tends to reinforce reliance on multifamily housing, which can support occupancy stability and pricing power when managed carefully. At the same time, rent-to-income ratios indicate some affordability pressure, suggesting the need for disciplined lease management to sustain retention.
Demographic statistics are aggregated within a 3-mile radius. Recent years show a modest population decline but a projected increase in households alongside smaller average household sizes, pointing to a potential renter pool expansion even as the overall population contracts. Median incomes have risen, and asking rents have increased historically and are projected to continue rising, per WDSuite’s multifamily property research. These dynamics generally support demand depth for well-maintained, mid-size units like the property’s average floor plan.
Safety indicators for the neighborhood track below national medians, placing the area toward the higher-crime end among the 1,441 Los Angeles metro neighborhoods. Compared with nationwide patterns, both property and violent offense rates are elevated, so investors should underwrite with prudent operating assumptions and security measures.
Trend monitoring and asset-level controls can help mitigate risk. Owners commonly emphasize lighting, access control, and resident engagement while collaborating with local resources. Framing expectations appropriately in underwriting and reserves is advisable given the neighborhood’s comparative position.
Nearby employers span energy, utilities, packaging, auto parts distribution, and beverages, providing diverse employment nodes that can support renter demand and lease retention for workforce-oriented housing.
- Chevron — energy offices (1.1 miles)
- Edison International — utilities (4.2 miles) — HQ
- International Paper — packaging & paper (8.7 miles)
- LKQ — auto parts distribution (11.3 miles)
- Coca-Cola Downey — beverages facility/offices (11.6 miles)
3843 Maxson Rd is a 71-unit multifamily property built in 2000, positioning it newer than much of the surrounding stock and competitive for tenants seeking modern layouts. Neighborhood occupancy is high and the renter-occupied share is substantial, supporting a stable tenant base. Elevated for-sale home values in Los Angeles County generally sustain reliance on rentals, and, according to CRE market data from WDSuite, local rents have risen alongside firm occupancy — conditions that can support pricing power for well-operated assets. Given the building’s age, capital planning for selective system upgrades and light renovations may unlock additional value.
Within a 3-mile radius, households are projected to increase even as overall population trends soften and average household size declines — a pattern that can expand the renter pool for mid-sized units similar to the property’s average floor plans. Investors should balance these supportive fundamentals with practical considerations around affordability pressure and neighborhood safety, using disciplined underwriting, amenity-focused operations, and targeted improvements to drive retention.
- Newer 2000 vintage versus older local stock, with potential to out-compete on condition after targeted updates
- High neighborhood occupancy and substantial renter-occupied housing share support demand stability
- Elevated ownership costs in Los Angeles County reinforce multifamily reliance and pricing power potential
- 3-mile area shows rising household counts and smaller household sizes, expanding the renter pool for mid-size units
- Risks: below-median safety indicators and affordability pressure call for conservative underwriting and active management