| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 67th | Good |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 625 N Mentor Ave, Pasadena, CA, 91106, US |
| Region / Metro | Pasadena |
| Year of Construction | 1981 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
625 N Mentor Ave Pasadena Multifamily Investment
High renter-occupied concentration in the surrounding neighborhood supports a deep tenant base and steady leasing, according to WDSuite’s CRE market data.
Situated in Pasadena’s Urban Core, the property benefits from a neighborhood rated A- and competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 355 out of 1,441). Local fundamentals point to consistent renter demand, with neighborhood occupancy around the low-90s and a renter-occupied share near 80% that indicates a sizable tenant pool for multifamily operators.
Daily-needs access is a strength: grocery and pharmacy density score in the mid-90s percentiles nationally, and restaurants are also well represented. Parks and cafes are comparatively limited, so residents rely more on private/community amenities or nearby commercial corridors for leisure and third spaces.
Within a 3-mile radius, recent years show modest population softening while household counts held roughly stable, and projections indicate additional household growth alongside smaller average household sizes over the next several years. For investors, that combination typically expands the renter pool and helps support occupancy stability, particularly for well-maintained, appropriately positioned units.
Home values in the neighborhood rank in the mid-90s percentiles nationally, signaling a high-cost ownership market that tends to sustain rental demand and lease retention. Median rents have risen over the last five years, and a rent-to-income profile near 30% suggests some affordability pressure; operators may prioritize resident retention and targeted rent growth tied to unit quality and service.
The asset’s 1981 vintage is newer than the neighborhood’s average construction year (1962). That positioning can be competitive versus older stock, while still calling for selective modernization of building systems and interiors to capture value-add upside.
Safety indicators for the neighborhood track below national medians, with both property and violent offense rates sitting in lower national percentiles compared with neighborhoods nationwide. Recent year-over-year trends, however, show double-digit declines in both categories, signaling improvement momentum. As with any urban core location in the Los Angeles metro, prudent security measures and active property management can help support resident confidence and retention.
Proximity to major corporate employers supports commuter convenience and a diversified renter base, with nearby headquarters and regional offices that draw professional tenants. The list below reflects prominent employers within roughly 7–10 miles.
- Avery Dennison — materials manufacturing HQ (7.2 miles) — HQ
- Edison International — utilities HQ (7.7 miles) — HQ
- Chevron — energy offices (8.4 miles)
- Microsoft — technology offices (10.0 miles)
- Reliance Steel & Aluminum — metals & distribution (10.0 miles) — HQ
625 N Mentor Ave offers a 23-unit foothold in a competitive Pasadena neighborhood where renter-occupied housing is prevalent and daily-needs access is strong. According to CRE market data from WDSuite, neighborhood occupancy sits in the low-90s with median rents trending upward, while elevated local home values reinforce reliance on multifamily options. Within a 3-mile radius, projections for increasing household counts alongside smaller household sizes point to a broader tenant base, supporting leasing stability for well-positioned assets.
Built in 1981, the property is newer than much of the nearby housing stock, creating a relative positioning advantage versus older buildings. Targeted capital plans focused on system upgrades and interior refreshes can unlock value-add potential while addressing resident expectations in a high-cost ownership market. Key risks include affordability pressure (given rent-to-income dynamics) and below-median safety benchmarks typical of urban core settings; disciplined operations and amenity strategy can help mitigate these factors.
- High renter concentration and competitive neighborhood fundamentals support steady tenant demand
- Daily-needs access (grocery, pharmacy, restaurants) ranks strong nationally, aiding resident retention
- 1981 vintage offers relative competitiveness versus older stock with clear value-add pathways
- Household growth and smaller household sizes within 3 miles expand the renter pool over time
- Risks: rent-to-income affordability pressure and below-median safety; requires proactive management