| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 42nd | Fair |
| Amenities | 41st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 527 E Washington Blvd, Pasadena, CA, 91104, US |
| Region / Metro | Pasadena |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
527 E Washington Blvd Pasadena Multifamily Investment
Renter demand is supported by a high-cost ownership landscape and steady neighborhood occupancy, according to WDSuite’s CRE market data, positioning this 20-unit asset for lease stability. The 1972 vintage is newer than the area’s average stock, offering competitive positioning with potential to capture value through targeted upgrades.
Located in Pasadena’s Urban Core, the neighborhood shows balanced fundamentals for workforce and professional renters. Neighborhood occupancy is stable at the local level and sits in the low 60s nationally, a constructive backdrop for renewal and leasing strategies. Within a 3-mile radius, renter-occupied units account for a majority of housing, indicating a broad tenant base that can support multifamily absorption and retention.
The property’s 1972 construction year is newer than the neighborhood’s average vintage (1951), which can improve competitive standing versus older stock while leaving room for modernization of systems and interiors to drive rent positioning. Median home values in the neighborhood are elevated and rank in the upper tier nationally, a high-cost ownership market that tends to reinforce reliance on rentals and can support pricing power when managed with attention to rent-to-income levels.
Amenities are mixed: restaurants are relatively dense (competitive nationally), while cafes, parks, and pharmacies are sparser. For family-oriented renters, average school ratings in the area trend on the lower side compared with national peers, which may influence unit mix strategy and leasing to households less sensitive to school scores. Household incomes in the neighborhood rank above the national median, and 3-mile radius data shows a sizeable professional cohort, supporting depth for quality rental housing.
Demographic trends aggregated within a 3-mile radius show modest population softness over the last five years but an increase in total households and a gradual shift toward smaller household sizes. This pattern typically supports multifamily demand by expanding the renter pool and sustaining occupancy as more, smaller households seek rental options.
Neighborhood safety indicators are around the national midpoint overall (near the 49th percentile nationally), suggesting conditions broadly comparable to U.S. norms rather than a clear outlier. Relative standing within the Los Angeles-Long Beach-Glendale metro is also near the middle of the pack among 1,441 neighborhoods, appropriate for underwriting with standard risk assumptions rather than extremes.
Recent trends are constructive: estimated violent offenses and property offenses each declined over the last year, with double-digit reductions indicated by WDSuite’s dataset. For investors, this directional improvement can support leasing and retention narratives; however, prudent operations should continue to emphasize lighting, access control, and community engagement consistent with typical urban-core risk management.
Proximity to major corporate employers supports a diversified renter base and commute convenience for professionals, with nearby headquarters and offices spanning materials, utilities, energy, and technology.
- Avery Dennison — materials & packaging (6.8 miles) — HQ
- Edison International — utilities (8.7 miles) — HQ
- Chevron — energy (9.4 miles)
- Microsoft — technology offices (10.3 miles)
- Reliance Steel & Aluminum — metals & distribution (10.4 miles) — HQ
This 20-unit, 1972-vintage asset in Pasadena benefits from a renter-driven housing landscape and a high-cost ownership market that sustains demand for multifamily housing. Neighborhood occupancy trends are steady, and within a 3-mile radius the renter share indicates a deep tenant base. Based on CRE market data from WDSuite, the area’s home values sit in the upper tier nationally while rents track at levels that require attentive lease management to mitigate affordability pressure, implying scope for disciplined pricing and retention strategies.
The vintage is newer than the neighborhood average, offering competitive positioning relative to older stock with room to execute targeted capital projects (systems, common areas, interiors) to enhance rentability. Amenities skew toward restaurants with fewer parks and cafes, and school ratings trend low, which suggests focusing on studios/1BRs and professional renters less dependent on school quality. Directional improvement in reported crime metrics over the past year supports leasing narratives while warranting standard urban-core safety practices.
- Renter-led demand and stable neighborhood occupancy support leasing consistency
- Newer-than-area vintage (1972) with value-add potential through targeted upgrades
- High-cost ownership market reinforces reliance on rentals and pricing power
- Access to major employers underpins tenant base depth and commute appeal
- Risks: rent-to-income pressure, lower school ratings, and typical urban-core operating considerations