| 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 | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4200 Rosemead Blvd, Pico Rivera Multifamily Investment
Neighborhood occupancy is competitive among Los Angeles neighborhoods, supporting stable renter demand according to WDSuite’s CRE market data. This 1990-vintage asset benefits from steady fundamentals in an Urban Core location.
The property sits in Pico Rivera’s Urban Core, where daily needs are well served by strong grocery and park access (both ranking above most neighborhoods nationally). Cafés and pharmacies are thinner locally, which can modestly reduce walk-to options but does not materially change the area’s core housing dynamics.
Neighborhood occupancy trends are strong and above the metro median, indicating durable leasing conditions at the neighborhood level rather than at the property itself. Median home values in the area are elevated relative to incomes, which typically sustains reliance on multifamily housing and supports pricing power for well-managed assets.
Construction in the surrounding housing stock averages mid‑1980s, while this property was built in 1990. The slightly newer vintage can be competitive versus older comparables, though investors should still plan for select system updates or modernization to meet current renter expectations.
Within a 3‑mile radius, demographics show a sizable population base and a balanced renter pool (about four in ten housing units are renter‑occupied). Forecasts point to an increase in households and higher median incomes over the next five years, expanding the local tenant base and supporting occupancy stability.
Amenities and schools are mixed: parks and groceries score in higher national percentiles, while average school ratings are lower than many U.S. neighborhoods. For multifamily operators, this mix suggests consistent day‑to‑day livability with selective emphasis on property-level amenities to enhance retention.
Safety indicators are mixed compared with national norms. Overall crime levels are below the national median for safety, primarily due to elevated property offenses. At the same time, recent trends show a notable decline in violent offenses year over year, which is a constructive signal for long-term stability.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the neighborhood’s crime position is not among the top quartile; however, the improvement in violent crime rates suggests conditions may be stabilizing. Investors should underwrite to current property offense patterns while recognizing the favorable direction in violent crime trends.
Proximity to major employers supports a broad workforce renter base and commute convenience, notably across utilities, packaging, energy, beverages, and defense & aerospace offices.
- Edison International — utilities (2.8 miles) — HQ
- International Paper — packaging (3.9 miles)
- Chevron — energy (4.9 miles)
- Coca-Cola Downey — beverages (6.1 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (6.3 miles)
1990 construction in an Urban Core setting positions this 80‑unit asset to compete well against older nearby stock while leaving room for targeted renovations and operational enhancements. Based on commercial real estate analysis from WDSuite, neighborhood occupancy is competitive across the Los Angeles metro, and elevated ownership costs in the area reinforce reliance on multifamily housing, supporting rent durability for well-located properties.
Within a 3‑mile radius, households and incomes are projected to rise, pointing to a larger tenant base and potential for steady lease-up and retention. Amenity access is favorable for parks and groceries, with thinner café and pharmacy options and mixed school ratings—factors operators can offset with on-site amenities and service quality. Safety data show elevated property offenses but improving violent crime trends, warranting prudent security and loss-prevention budgeting in underwriting.
- Competitive 1990 vintage versus older neighborhood stock with room for modernization
- Strong neighborhood occupancy supports rent stability, per WDSuite data
- Elevated ownership costs bolster multifamily demand and tenant retention potential
- 3‑mile radius outlook points to rising households and incomes, expanding the renter base
- Risks: property offenses above national norms; thinner café/pharmacy access; plan for targeted capex