| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 70th | Good |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 41 N Mar Vista Ave, Pasadena, CA, 91106, US |
| Region / Metro | Pasadena |
| Year of Construction | 1987 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
41 N Mar Vista Ave Pasadena Multifamily Investment
High renter concentration in the surrounding neighborhood supports a deep tenant base, according to WDSuite’s CRE market data, while elevated ownership costs in Pasadena tend to keep households in rentals and support rent durability.
This Urban Core pocket of Pasadena scores in the top quartile nationally for amenities, with dense access to restaurants, groceries, pharmacies, parks, and cafes. The neighborhood ranks 33rd out of 1,441 Los Angeles metro neighborhoods for overall amenities and places near the top of national percentiles for grocery, restaurant, and cafe density, indicating lifestyle convenience that helps retention and leasing velocity for multifamily assets.
Renter-occupied housing accounts for a large share of neighborhood units (high renter concentration), signaling depth in the tenant pool and resilience for multifamily demand. Neighborhood occupancy has improved over the past five years, though levels are closer to national mid-range, suggesting stable but competitive leasing conditions.
Within a 3-mile radius, household counts have held roughly steady and are projected to grow, with smaller average household sizes over time. This points to a gradual shift toward more households per capita and a larger renter pool, which can support occupancy stability and reduce downtime between turns.
Elevated home values relative to national benchmarks and a high value-to-income environment reinforce sustained reliance on multifamily rentals. Median contract rents in the neighborhood have risen over the last five years, while incomes are comparatively strong for the metro; together these dynamics support pricing power but call for attentive lease management to monitor affordability pressure. Average school ratings are below national medians, which is a consideration for family-oriented unit mixes but typically less impactful for studios and one-bedrooms.
Safety indicators are mixed. By national comparison, violent offense rates sit below the national median but have improved year over year, while property offense rates remain elevated nationally. Within the Los Angeles metro (1,441 neighborhoods), the area’s overall crime positioning is mid-to-lower risk relative to many urban districts, though investors should still account for standard security measures and operating protocols.
For underwriting, frame expectations around continued neighborhood-scale improvement in violent offenses alongside higher property-crime exposure typical of amenity-rich urban corridors. Monitor trend direction rather than single-year readings to calibrate retention strategies and loss-prevention budgets.
Nearby corporate headquarters and major offices help anchor white-collar employment, supporting steady renter demand and commute convenience for residents. Notable employers include Edison International, Avery Dennison, Chevron, Microsoft, and Reliance Steel & Aluminum.
- Edison International — utilities HQ (6.9 miles) — HQ
- Avery Dennison — manufacturing & materials HQ (7.5 miles) — HQ
- Chevron — energy offices (7.8 miles)
- Microsoft — technology offices (9.7 miles)
- Reliance Steel & Aluminum — metals & distribution HQ (9.7 miles) — HQ
The property sits in an amenity-rich Urban Core location where renter-occupied housing dominates, indicating a deep tenant base and durable leasing. Elevated ownership costs relative to national benchmarks sustain reliance on rentals, while neighborhood rents and incomes have trended upward, supporting pricing power. According to CRE market data from WDSuite, neighborhood occupancy has improved over five years and amenity access ranks among the metro’s top locations, reinforcing demand for well-managed multifamily.
Investors should underwrite steady demand with attention to affordability pressure (rent-to-income dynamics near national high-cost ranges) and localized safety considerations. Demographic indicators within a 3-mile radius point to more households and smaller household sizes ahead, which generally expands the renter pool and supports occupancy stability for a 40-unit asset.
- Amenity-dense Urban Core location supports retention and lease-up velocity.
- High neighborhood renter concentration indicates a deep tenant base for multifamily.
- Rising rents and solid incomes strengthen pricing power with prudent lease management.
- 3-mile demographics show more households and smaller sizes, expanding the renter pool.
- Risk: Property-crime exposure is elevated nationally; incorporate security and loss-prevention into underwriting.