| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 420 S Garfield Ave, Monterey Park, CA, 91754, US |
| Region / Metro | Monterey Park |
| Year of Construction | 1978 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
420 S Garfield Ave, Monterey Park Multifamily Investment
Neighborhood renter demand and occupancy have held comparatively firm, according to WDSuite’s CRE market data, supporting stable leasing fundamentals for small to mid-size assets in Monterey Park. Positioning on S Garfield Ave adds daily-needs access that helps with retention and rent collections.
Monterey Park’s Urban Core setting places this asset within a neighborhood that ranks in the top quartile among 1,441 Los Angeles metro neighborhoods, signaling durable location fundamentals for multifamily. Neighborhood occupancy is in the upper third nationally, and this is a neighborhood-level metric, not property performance. Renter concentration is elevated (share of housing units that are renter-occupied), which generally supports a deeper tenant base and steadier renewal pipelines.
Daily-needs access is a local strength: grocery and restaurant density are near the top of national comparisons, and pharmacy access sits among the highest national percentiles. These amenity concentrations typically aid leasing velocity and reduce resident friction on renewals, particularly for workforce and roommate households.
Schools in the neighborhood benchmark at the top tier nationally on average ratings, an education profile that often supports family renter demand and longer average tenure relative to similar urban submarkets. Compared with metro peers, this combination remains competitive among Los Angeles neighborhoods for investors seeking stable occupancy and predictable operations.
Within a 3-mile radius, demographics show households edging higher even as population trends modestly soften and household sizes decline, pointing to a larger count of smaller households. This shift can expand the renter pool for 1–2 bedroom product and help support occupancy stability. Median home values are elevated relative to incomes in the neighborhood and nationally, which tends to reinforce reliance on multifamily rentals and can sustain pricing power when lease management is disciplined.
The property’s 1978 vintage is slightly older than the neighborhood’s average construction year. For investors, that typically translates to ongoing capital planning for building systems and presents potential value-add or light-renovation upside to maintain competitive positioning against newer stock.
Neighborhood safety indicators benchmark close to national midrange overall, with recent trends improving. National percentiles place the area slightly safer than average on aggregate crime. Year over year, both violent and property offense rates have declined, an improving trajectory that aligns with broader Los Angeles submarket recovery patterns. These are neighborhood-level indicators and not block-specific conditions.
Within the metro context (1,441 neighborhoods), the neighborhood’s crime rank sits around the middle of the distribution, indicating neither a pronounced risk outlier nor a top-performing safety cluster. Investors should underwrite standard security measures and lighting upgrades typical for Urban Core assets while monitoring continued trend improvements.
The immediate area offers access to a diverse employment base that supports renter demand and commute convenience, led by utilities, energy, industrial distribution, technology, and commercial real estate services. Notable nearby employers include Edison International, Chevron, Reliance Steel & Aluminum, Microsoft, and CBRE Group.
- Edison International — utilities (2.5 miles) — HQ
- Chevron — energy offices (5.5 miles)
- Reliance Steel & Aluminum — metals & distribution (7.3 miles) — HQ
- Microsoft — technology offices (7.4 miles)
- CBRE Group — commercial real estate services (7.5 miles) — HQ
This 25-unit asset sits in a top-quartile Los Angeles metro neighborhood where amenity access, school quality, and an elevated share of renter-occupied housing units underpin multifamily demand. Neighborhood occupancy trends rank in the upper third nationally, according to CRE market data from WDSuite, supporting a case for steady leasing and collections when coupled with disciplined operations.
Built in 1978, the property is slightly older than the neighborhood average, suggesting routine system updates and selective interior upgrades can enhance competitiveness against newer stock. Within a 3-mile radius, households are increasing while average household size declines, broadening the renter base for 1–2 bedroom layouts. Elevated ownership costs in the neighborhood context further reinforce reliance on rentals, though rent-to-income levels indicate affordability pressure that warrants careful lease management and renewal strategies.
- Top-quartile neighborhood within the Los Angeles metro with strong amenity and school fundamentals supporting stable demand
- Neighborhood occupancy benchmarks in the upper third nationally, aiding leasing stability
- 1978 vintage offers value-add potential through systems modernization and interior updates
- Elevated home values bolster renter reliance on multifamily housing and can support pricing power
- Risk: rent-to-income ratios signal affordability pressure—underwrite prudent concessions and renewal strategies