| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 20th | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3938 Gilman Rd, El Monte, CA, 91732, US |
| Region / Metro | El Monte |
| Year of Construction | 1973 |
| Units | 24 |
| Transaction Date | 1999-08-20 |
| Transaction Price | $869,200 |
| Buyer | GROUP I EL MONTE PROPERTIES LTD |
| Seller | WONG NORMAN J CO TR WONG FAMILY TRUST |
3938 Gilman Rd El Monte 24-Unit Multifamily
Neighborhood fundamentals point to a deep renter pool and high occupancy, with renter-occupied housing concentrated locally and occupancy rates competitive within Los Angeles—according to WDSuite’s CRE market data—supporting stable leasing for a well-positioned asset.
The property sits in an Urban Core pocket of El Monte where neighborhood occupancy is strong. Occupancy trends rank competitive among the 1,441 Los Angeles-Long Beach-Glendale neighborhoods and land in the top quartile nationally, which supports day-one leasing stability and reduces downtime risk for typical turnover. Renter-occupied housing accounts for a large share of local units (a high renter concentration relative to national patterns), indicating depth in the tenant base for multifamily.
Local lifestyle access is a relative strength. Parks per square mile are in the top quartile nationally, and food-and-beverage density (restaurants and cafes) also scores in higher national percentiles, creating day-to-day convenience that can aid retention. Grocery access trends above national averages, while pharmacy presence is limited in the immediate neighborhood, a minor consideration for resident convenience. Average public school ratings sit below national medians; investors should underwrite to demand drivers beyond school quality for this location.
Pricing context favors rental housing. Home values are elevated in national terms and the value-to-income ratio ranks in the top national percentiles, which typically sustains reliance on rental options. Median contract rents benchmark above national levels, yet rent-to-income ratios here track in lower national percentiles, suggesting comparatively lower affordability pressure that may support lease retention and reduce turnover sensitivity.
Within a 3-mile radius, demographics show a nuanced demand picture. Recent years reflect a modest population contraction alongside small increases in household counts, and forecasts point to further household growth paired with smaller average household sizes. For multifamily, this implies a larger number of smaller households entering the market over time, reinforcing depth in the renter pool even as overall population trends are mixed.
Safety indicators for the immediate neighborhood trend below national percentiles, with ranks in the bottom tiers among 1,441 Los Angeles-Long Beach-Glendale neighborhoods. In practical investment terms, this suggests underwriting for enhanced security measures and factoring in management presence, lighting, and access control to support resident comfort and retention.
While some metros show improving trends, recent neighborhood estimates indicate elevated property and violent offense rates versus many U.S. neighborhoods. Framing performance comparatively—rather than block by block—helps set realistic assumptions for marketing, insurance, and operating expenses without overstating location risk.
Nearby employers provide a diversified employment base that supports workforce housing demand and commute convenience, including Chevron, Edison International, International Paper, LKQ, and Coca-Cola.
- Chevron — energy offices (1.4 miles)
- Edison International — utilities & corporate services (4.5 miles) — HQ
- International Paper — packaging & materials (8.8 miles)
- LKQ — automotive parts distribution (11.3 miles)
- Coca-Cola Downey — beverage operations (11.8 miles)
This 24-unit asset benefits from a renter-driven neighborhood where occupancy performance is competitive within the Los Angeles metro and in the top quartile nationally. Elevated home values and a high value-to-income landscape reinforce reliance on rental housing, while median rent-to-income levels track comparatively lower nationally, a mix that can support lease retention and steady collections. Based on CRE market data from WDSuite, lifestyle access is a local positive (parks and food options outpacing national averages), though limited pharmacy presence and lower school ratings should be reflected in marketing and amenity programming.
Within a 3-mile radius, recent household counts have edged up and are projected to expand further even as population trends are mixed, pointing to smaller household sizes and a broader renter pool over time. Underwriting that emphasizes security, on-site management, and value-forward amenities can position the property competitively against older urban stock across the east San Gabriel Valley.
- Renter-heavy neighborhood and competitive occupancy support stable leasing
- Elevated ownership costs sustain demand for multifamily units
- 3-mile household growth and smaller household sizes expand the renter pool
- Parks and F&B access bolster livability and retention
- Risks: below-average safety metrics and lower school ratings require targeted management and marketing