| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 20th | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3939 Maxson Rd, El Monte, CA, 91732, US |
| Region / Metro | El Monte |
| Year of Construction | 1972 |
| Units | 45 |
| Transaction Date | 2008-04-16 |
| Transaction Price | $6,850,000 |
| Buyer | 3939 MAXSON 200 N LP |
| Seller | 3939 MAXSON LLC |
3939 Maxson Rd El Monte CA Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep, supported by a high share of renter-occupied units, according to WDSuite’s CRE market data.
El Monte’s Urban Core setting offers practical renter appeal for workforce households, reflected in a B- neighborhood rating and occupancy that sits above the metro median (ranked 374 of 1,441 Los Angeles-Long Beach-Glendale neighborhoods). For investors, this points to steady leasing and fewer downtime risk factors than weaker submarkets.
Daily-life amenities are competitive: restaurants (89th percentile nationally), cafés (88th), groceries (73rd), and parks (95th) provide solid lifestyle coverage. Pharmacy access is a relative weak spot (0th percentile), which may modestly affect convenience but is unlikely to change renter fundamentals on its own.
Tenure patterns favor multifamily: the neighborhood’s renter concentration is high (96th percentile nationally), indicating a broad tenant base and consistent apartment demand. Median contract rents benchmark in the upper national quartile, suggesting pricing power is supported by the local context rather than dependent on aggressive lease-ups.
Within a 3-mile radius, demographic data show households holding roughly steady recently and projected to increase meaningfully even as population trends soften, implying smaller household sizes and a diversifying renter pool. Elevated home values (89th percentile nationally) and a high value-to-income ratio (97th percentile) characterize a high-cost ownership market, which typically supports sustained reliance on rentals and can aid retention and renewal strategies.
School ratings average on the low side (15th percentile nationally), which can influence family renter preferences and should be considered in unit mix strategy and renovation positioning. Overall, the local dynamics indicate durable renter demand with amenity strengths and a few operational considerations.
Relative to both the metro and the nation, the neighborhood ranks toward the higher-crime end of the spectrum (crime rank 1,375 of 1,441; around the 13th national percentile). This places the area below average for safety compared with many U.S. neighborhoods.
Recent readings indicate year-over-year increases in both property and violent offenses at the neighborhood level. Investors typically underwrite conservative security measures, lighting and access controls, and community engagement to support resident experience and retention, while monitoring citywide and precinct trends over time.
Nearby employers span energy, utilities, paper & packaging, auto parts distribution, and beverage operations, supporting a broad workforce renter base and commute convenience that can bolster retention.
- Chevron — energy (1.1 miles)
- Edison International — utilities (4.3 miles) — HQ
- International Paper — paper & packaging (8.8 miles)
- LKQ — auto parts distribution (11.3 miles)
- Coca-Cola Downey — beverage bottling (11.7 miles)
The property’s submarket shows resilient renter fundamentals: occupancy is above the metro median (ranked 374 of 1,441) and the neighborhood has a high share of renter-occupied housing units, reinforcing depth of demand. Elevated home values and a high value-to-income ratio indicate a high-cost ownership market, which generally sustains reliance on multifamily housing and can support pricing power and renewal performance. School ratings and safety metrics are weaker, so operators should lean on thoughtful renovations, resident services, and security to compete effectively.
Built in 1972, the asset presents a clear value-add and capital planning opportunity: targeted system upgrades and interior modernization can sharpen competitive positioning against older stock while managing operating risk. Within a 3-mile radius, households are projected to rise even as population trends down, pointing to smaller household sizes and a broader renter pool—factors that can support occupancy stability and leasing velocity when paired with disciplined operations, based on CRE market data from WDSuite.
- Above-median neighborhood occupancy supports leasing stability
- High renter concentration indicates deep tenant base
- 1972 vintage offers value-add and modernization upside
- High-cost ownership market reinforces demand for rentals
- Risks: below-average safety and school ratings; manage with security, services, and pricing discipline