| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 69th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 280 S Euclid Ave, Pasadena, CA, 91101, US |
| Region / Metro | Pasadena |
| Year of Construction | 1972 |
| Units | 85 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
280 S Euclid Ave Pasadena Multifamily Investment
Amenity-rich Urban Core location with high renter concentration supports durable tenant demand, according to WDSuite’s CRE market data.
Situated in Pasadena’s Urban Core, the neighborhood carries an A rating and ranks 81 out of 1,441 Los Angeles metro neighborhoods, signaling competitive fundamentals within the region. Dense amenities — including restaurants and cafes that place the area in the top quartile nationally — underpin daily convenience and help sustain leasing velocity for multifamily assets.
Neighborhood occupancy trends sit around the middle of national benchmarks, with recent improvement over the last five years. Importantly for investors, renter-occupied share is elevated relative to both metro and national norms, indicating a deep tenant base and consistent demand for professionally managed apartments.
Within a 3-mile radius, demographics show a modest population pullback in recent years alongside an increase in households and smaller average household size — a combination that typically expands the renter pool and supports occupancy stability. Forward-looking indicators point to additional household growth and rising incomes, which can bolster renewal rates and leasing performance for well-positioned properties.
Ownership costs in the area are high compared with national norms, while rent-to-income levels are more balanced, creating a high-cost ownership market that tends to reinforce renter reliance on multifamily housing. School ratings trail metro averages, which can matter for family-oriented floor plans, but the strong amenity density and proximity to job nodes help sustain appeal for working professionals.
Relative to the Los Angeles metro, the neighborhood’s crime rank is 1,256 out of 1,441, indicating higher crime incidence compared with many peer neighborhoods. Nationally, safety scores sit below average; however, recent data shows mixed momentum with property offenses trending down over the past year while some violent offense categories increased. Investors typically address this with operational measures (lighting, access control, partnerships with local security) and underwriting that reflects comparative risk.
Nearby corporate offices provide a diversified employment base and convenient commutes for renters, led by headquarters and major offices in industrials, energy, and technology that support retention and steady leasing.
- Avery Dennison — materials manufacturing HQ offices (6.6 miles) — HQ
- Edison International — utilities HQ offices (7.0 miles) — HQ
- Chevron — energy offices (8.2 miles)
- Microsoft — technology offices (8.8 miles)
- Reliance Steel & Aluminum — metals & distribution HQ offices (8.8 miles) — HQ
280 S Euclid Ave is an 85-unit asset built in 1972, positioned in a high-amenity Urban Core pocket where renter concentration and elevated ownership costs support durable apartment demand. Neighborhood occupancy has held near national mid-range with recent gains, while a strong amenity footprint and proximity to diverse employers help sustain leasing and renewal potential.
Within a 3-mile radius, households have increased even as population edged down, pointing to smaller household sizes and a larger renter base. According to CRE market data from WDSuite, the area’s high-cost ownership landscape and top-quartile amenity access are favorable for multifamily, while the 1972 vintage suggests clear value-add and capital planning opportunities to enhance competitiveness versus newer product.
- Amenity-dense Urban Core location with strong renter concentration supporting demand depth
- Household growth and smaller household sizes within 3 miles expand the renter pool
- High-cost ownership market reinforces reliance on rentals and can aid retention
- 1972 vintage provides value-add and systems modernization levers to drive NOI
- Risks: below-average safety metrics and school ratings; prudent underwriting and CapEx planning recommended