| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 22nd | Poor |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5641 Rosemead Blvd, Pico Rivera, CA, 90660, US |
| Region / Metro | Pico Rivera |
| Year of Construction | 1987 |
| Units | 26 |
| Transaction Date | 2012-12-14 |
| Transaction Price | $360,000 |
| Buyer | NERO MARK KEVIN |
| Seller | NERO MORRIE EUGENE |
5641 Rosemead Blvd, Pico Rivera Multifamily Investment
Neighborhood occupancy remains elevated and ownership costs are high for the area, pointing to resilient renter demand, according to WDSuite’s CRE market data and commercial real estate analysis.
Located in Pico Rivera within the Los Angeles-Long Beach-Glendale metro, the neighborhood carries a B rating and ranks above the metro median (682 out of 1,441 neighborhoods). According to WDSuite’s CRE market data, neighborhood multifamily occupancy is 96.2% and in the top quartile nationally, supporting stability for income-focused investors.
Amenity access is a relative strength: restaurants, groceries, cafes, childcare, and pharmacies all index well versus national peers (generally 90th percentile or better), which supports renter convenience and leasing velocity. Park access is limited locally, which may matter for some family renters.
Renter-occupied housing accounts for about 41% of units in the neighborhood, indicating a meaningful tenant base for multifamily. Median contract rents and home values sit well above U.S. norms, and the value-to-income ratio ranks in the top percentile nationally—signaling a high-cost ownership market that tends to sustain reliance on rental housing and can bolster pricing power and lease retention.
Within a 3-mile radius, WDSuite data shows modest population softening in recent years but a projected increase in household counts by roughly a third alongside smaller average household sizes by 2028. For investors, that shift often implies a larger and more dynamic renter pool, supporting occupancy and renewal prospects even as demographics evolve.
Local school ratings trend below national norms on average, which can influence family-oriented demand and should be weighed against the neighborhood’s amenity access and employment connectivity. The property’s 26 units with larger average floor plans can help attract longer-term tenants seeking more space, a potential differentiator in an Urban Core context.
Safety indicators are mixed and warrant monitoring. The neighborhood’s overall crime rank sits in the lower end of the metro distribution (1,322 out of 1,441 Los Angeles-area neighborhoods), placing it below national safety percentiles. In investor terms, that positions the area as less favorable than many metro peers, though conditions can vary block to block and can shift over time.
According to WDSuite’s data, recent changes show property and violent offense metrics trending weaker than national averages. For underwriting, consider enhanced security measures, targeted tenant screening, and community engagement to support resident experience and retention. Compare performance against nearby submarkets to calibrate achievable rents and concessions relative to perceived safety.
Nearby employers provide a diversified base of blue-chip and industrial-office jobs that support renter demand and commute convenience, including International Paper, Edison International, Coca-Cola, Raytheon, and Chevron.
- International Paper — packaging & paper (2.65 miles)
- Edison International — utilities & corporate services (4.21 miles) — HQ
- Coca-Cola Downey — beverage operations (4.61 miles)
- Raytheon Public Safety RTC — defense & technology (4.76 miles)
- Chevron — energy offices (6.32 miles)
This 26-unit asset offers scale for local operators and relatively large average unit sizes (~955 sq. ft.), which can support tenant retention and family appeal. Neighborhood occupancy is strong and sits in the top quartile nationally, while elevated ownership costs in the area reinforce renter reliance on multifamily housing. According to CRE market data from WDSuite, amenity density compares favorably to national benchmarks, helping sustain leasing velocity.
Within 3 miles, WDSuite indicates a projected increase in household counts by 2028 and smaller average household sizes, which can expand the renter pool and support occupancy stability. Balancing considerations include below-average school ratings, limited park access, and crime metrics that trail safer parts of the metro—factors best addressed through targeted capital planning, management practices, and conservative underwriting.
- Strong neighborhood occupancy and amenity access support leasing stability
- Larger average unit sizes can aid tenant retention and broaden appeal
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile area households projected to rise, expanding the renter base
- Risks: below-average school ratings, limited parks, and weaker safety metrics versus metro peers