| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 37th | Fair |
| Amenities | 55th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4200 Rosemead Blvd, Pico Rivera, CA, 90660, US |
| Region / Metro | Pico Rivera |
| Year of Construction | 1990 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4200 Rosemead Blvd Pico Rivera Multifamily Investment
Neighborhood occupancy remains high, supporting leasing stability and retention according to CRE market data from WDSuite. With a 1990 vintage relative to nearby stock, the asset should compete well while leaving room for targeted upgrades.
Pico Rivera’s Urban Core setting offers day-to-day convenience that supports renter retention. Grocery access and parks test well versus other areas, with neighborhood amenity measures landing in the upper range nationally for grocery stores and parks, while cafes and pharmacies are more limited. Average school ratings trend below national medians, which may matter for family-oriented leasing strategies.
Occupancy in the neighborhood is strong at an estimated 97% and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 432 out of 1,441) and in the top quartile nationally, based on WDSuite’s CRE market data. This stability typically benefits renewal rates and income durability through cycles.
The property’s 1990 construction is newer than the neighborhood’s average vintage (1984), suggesting relative competitive positioning versus older inventory. Investors should still budget for systems modernization or unit refresh to meet current renter preferences and support rent trade-outs.
Within a 3-mile radius, an estimated 38% of housing units are renter-occupied, indicating a sizable tenant base without overreliance on transient demand. Household incomes have grown in recent years while contract rents have also risen, and elevated home values locally point to a high-cost ownership market—a backdrop that can sustain multifamily demand and support pricing power. Forward-looking 3-mile forecasts call for an increase in households alongside smaller average household sizes, expanding the renter pool and supporting occupancy over time.
Safety benchmarks trend below national averages on both property and violent offense measures, indicating investors should underwrite prudent security and insurance assumptions. Compared with the Los Angeles-Long Beach-Glendale metro, the neighborhood’s crime rank sits below the metro median (971 out of 1,441), signaling room for improvement relative to peer subareas.
Recent trend data show year-over-year improvement in violent offense levels (top-quartile improvement nationally), which is a constructive directional signal to monitor alongside local policy and community investments.
Nearby corporate employers support a broad workforce renter base and commute convenience, anchored by utilities, manufacturing, energy, consumer beverages, and defense-related offices.
- Edison International — utilities (2.8 miles) — HQ
- International Paper — manufacturing (3.9 miles)
- Chevron — energy offices (4.9 miles)
- Coca-Cola Downey — beverages operations (6.1 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (6.2 miles)
This 84-unit asset offers a blend of occupancy stability and relative competitiveness: the neighborhood posts strong occupancy that is competitive among 1,441 Los Angeles metro neighborhoods and top quartile nationally, and the property’s 1990 vintage is newer than nearby averages, supporting positioning versus older stock while leaving value-add potential through targeted renovations. Elevated home values create a high-cost ownership market that can reinforce renter reliance on multifamily housing and support pricing power.
Within a 3-mile radius, a meaningful share of units are renter-occupied and household incomes have risen alongside rents; according to CRE market data from WDSuite, neighborhood occupancy trends remain above metro medians, supporting income durability. Forecasts point to growth in households and smaller household sizes, which generally expands the renter pool and supports lease-up and retention.
- Strong neighborhood occupancy (competitive among 1,441 Los Angeles metro neighborhoods and top quartile nationally) supports leasing stability.
- 1990 vintage is newer than nearby averages, with clear potential for targeted renovations to enhance rent performance.
- High-cost ownership market underpins multifamily demand and can bolster pricing power and renewal rates.
- Risk: safety metrics trend below national averages and some amenities (cafes, pharmacies) are limited; underwrite appropriate security and marketing strategies.