| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 69th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 285 E California Blvd, Pasadena, CA, 91106, US |
| Region / Metro | Pasadena |
| Year of Construction | 1973 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
285 E California Blvd Pasadena Multifamily Investment
Renter concentration and strong amenity access support leasing durability, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit near national mid-range, suggesting steady but competitive positioning for long-term holds.
Pasadena’s Urban Core setting delivers deep day-to-day convenience. The neighborhood ranks 81st among 1,441 Los Angeles-Long Beach-Glendale neighborhoods (A-rated), indicating competitive fundamentals within the metro. Dining and cafes are especially dense (restaurants and cafes rank in the top tier nationally), while grocery, pharmacy, and park access also test well above national averages, reinforcing resident appeal and support for leasing.
Multifamily demand is underpinned by a high share of renter-occupied housing units at the neighborhood level, which points to a sizable tenant base and broader leasing pipeline. Neighborhood occupancy sits near the national midpoint, so owners should expect stable performance with typical turnover management needs rather than outsized lease-up tailwinds. Median household incomes outpace many U.S. neighborhoods, and rent-to-income metrics indicate manageable affordability pressure by national comparison—factors that can aid rent collections and retention.
Within a 3-mile radius, demographics show modest population softening in recent years but a projected return to growth alongside rising household counts and smaller average household sizes. This combination generally expands the renter pool and supports occupancy stability. Higher-income cohorts have been gaining share locally, which can sustain pricing power for well-located, quality units.
Ownership costs in this part of Los Angeles County are elevated by national standards, which typically reinforces reliance on multifamily options and supports longer renting durations. School ratings trend below national norms, so family-oriented demand may be more selective; however, proximity to jobs, transit access, and a strong amenity mix continue to attract renters seeking convenience-focused living.
Relative to U.S. neighborhoods, local safety benchmarks are below national averages. Neighborhood-level crime ranks toward the higher end of the metro distribution, and national percentiles indicate elevated property crime risk. That said, recent data show property offenses improving year over year, while violent crime metrics warrant continued monitoring.
For investors, the takeaway is comparative rather than block-specific: safety trends trail national norms, with some improvement in property offenses but mixed signals overall. Prudent measures such as access control, lighting, and resident engagement can support retention and protect asset performance.
The employment base features nearby corporate offices that help sustain renter demand through strong professional job concentrations and reasonable commutes. Notable names include Avery Dennison, Edison International, Chevron, Microsoft, Reliance Steel & Aluminum, and CBRE Group.
- Avery Dennison — materials & labeling (6.6 miles) — HQ
- Edison International — utilities (6.8 miles) — HQ
- Chevron — energy (8.1 miles)
- Microsoft — software (8.5 miles)
- Reliance Steel & Aluminum — metals & distribution (8.5 miles) — HQ
- CBRE Group — commercial real estate services (8.6 miles) — HQ
This 24-unit Pasadena asset benefits from an A-rated neighborhood with top-tier amenity density and a renter-heavy housing stock, supporting a wide tenant funnel and steady absorption. According to CRE market data from WDSuite, neighborhood occupancy trends sit around the national midpoint, while incomes and rent-to-income indicators suggest room for durable collections and measured rent growth, especially for larger floor plans that can differentiate in a competitive urban market.
Local employment access is a further strength, with multiple corporate offices within 7–9 miles. While safety benchmarks trail national averages and school ratings are comparatively low—considerations for underwriting and tenant mix—the area’s convenience, elevated ownership costs, and growing higher-income cohorts within a 3-mile radius continue to reinforce multifamily demand and retention.
- A-rated, amenity-rich Urban Core location with top-tier dining and daily-needs access
- Large average unit sizes support differentiation and resident retention
- Strong professional employment nodes within 7–9 miles bolster leasing demand
- Rent-to-income dynamics and elevated ownership costs support pricing power
- Risks: safety metrics below national norms and lower school ratings require prudent management