| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 35th | Fair |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15554 Gale Ave, Hacienda Heights, CA, 91745, US |
| Region / Metro | Hacienda Heights |
| Year of Construction | 2005 |
| Units | 75 |
| Transaction Date | 2003-05-02 |
| Transaction Price | $1,440,000 |
| Buyer | HACIENDA SENIOR PARTNERS LP |
| Seller | LIM HENRY |
15554 Gale Ave Hacienda Heights Multifamily Investment Opportunity
Neighborhood occupancy has been exceptionally tight, supporting leasing stability and rent resiliency, according to WDSuite’s CRE market data and broader commercial real estate analysis for Los Angeles County.
Located in Hacienda Heights within the Los Angeles-Long Beach-Glendale metro, the property benefits from strong neighborhood demand fundamentals. The area’s occupancy is among the highest locally (top rank out of 1,441 metro neighborhoods), which can bolster renewal rates and limit downtime between turns. Median asking rents in the neighborhood track in the upper tiers nationally, signaling pricing power when balanced with income levels and lease management.
The 2005 vintage is newer than the neighborhood’s average construction year (1981 across 1,441 metro neighborhoods), positioning the asset competitively versus older local stock. Investors should still plan for mid-life system updates and selective common-area refreshes to sustain positioning against newer deliveries in the broader region.
Amenity access is mixed: restaurants and cafes score in the top national percentiles, while park and pharmacy presence is limited within the immediate neighborhood. Average school ratings trend below the national median, which may matter for family-oriented renter segments; consider targeted marketing and amenity programming to support retention.
Tenure patterns indicate a moderate renter-occupied share in the neighborhood, providing a meaningful but not dominant base of multifamily demand. Within a 3-mile radius, demographics from WDSuite show a slight population contraction alongside growth in households and families, implying smaller household sizes and a broader renter pool. Elevated home values relative to income in the neighborhood reinforce reliance on multifamily housing and can support occupancy stability, while rent-to-income levels suggest balanced affordability that still warrants proactive lease management.
Safety indicators for the neighborhood are below national medians, with crime outcomes less favorable than many Los Angeles metro neighborhoods (ranked 1,194 out of 1,441). Nationally, this places the area in lower safety percentiles overall. That said, recent estimates show property offenses trending downward year over year, which is a constructive signal to monitor.
Investors should underwrite prudent security measures and resident experience initiatives, and track quarterly trend data; improving property crime momentum may support reputation and retention even as violent-offense metrics remain weaker than national averages.
Nearby corporate employers help anchor the renter base and shorten commutes, supporting retention for workforce and professional tenants. Key nodes include Chevron, Edison International, International Paper, LKQ, and United Technologies.
- Chevron — energy offices (5.3 miles)
- Edison International — utilities & corporate services (7.1 miles) — HQ
- International Paper — packaging & paper (7.1 miles)
- LKQ — automotive parts (8.2 miles)
- United Technologies — aerospace & industrial (9.3 miles)
This 75-unit, 2005-built asset offers competitive positioning versus older neighborhood stock while benefiting from exceptionally tight neighborhood occupancy, which supports leasing stability and renewal capture. According to CRE market data from WDSuite, the neighborhood’s housing metrics are strong compared with many U.S. areas, and elevated ownership costs in the neighborhood context tend to sustain renter reliance on multifamily housing.
Within a 3-mile radius, households have grown despite a slight population decline, and projections point to a notable increase in households over the next several years—expanding the tenant base even as average household size trends lower. Rents sit in higher national bands, but rent-to-income levels suggest manageable affordability pressure if operators maintain disciplined renewal strategies and targeted value-add improvements as systems age.
- Newer 2005 vintage relative to local stock supports competitive positioning with targeted mid-life updates
- Exceptionally tight neighborhood occupancy underpins leasing stability and renewal capture
- Elevated neighborhood ownership costs reinforce multifamily demand and pricing power
- 3-mile household growth and projected expansion indicate a larger future renter pool
- Risks: below-median school ratings and weaker safety percentiles warrant resident-experience and security investments