| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 45th | Fair |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1301 Potrero Grande Dr, Rosemead, CA, 91770, US |
| Region / Metro | Rosemead |
| Year of Construction | 2004 |
| Units | 53 |
| Transaction Date | 2002-03-19 |
| Transaction Price | $950,000 |
| Buyer | POTRERO PARTNERS LP |
| Seller | LIM HENRY |
1301 Potrero Grande Dr Rosemead Multifamily Investment
2004-vintage, 53-unit asset positioned for durable occupancy in an Inner Suburb setting where neighborhood-level occupancy has trended strong, according to WDSuite’s CRE market data. Newer construction relative to local stock supports competitive positioning and steady renter demand.
This Inner Suburb location in Rosemead offers practical access to daily needs and employment corridors, with neighborhood restaurants performing above national medians while on-neighborhood retail like cafés, groceries, parks, and pharmacies is comparatively limited (amenities rank 1150 of 1,441 metro neighborhoods). For investors, that mix points to car-oriented convenience rather than walk-to retail, which can still translate to stable tenancy if commute times remain reasonable.
Neighborhood occupancy is strong at 97.2% (top quartile nationally), and median contract rents sit in the upper range for the metro and have advanced over the last five years, based on CRE market data from WDSuite. Elevated home values versus income (high-cost ownership market) in the neighborhood support renter reliance on multifamily housing, which can aid lease retention and pricing power when managed carefully.
Within a 3-mile radius, renter-occupied housing comprises roughly half of units, indicating a balanced renter base that supports depth of demand. Recent data shows modest population contraction but a forecast increase in total households alongside smaller average household size, which typically expands the pool of potential renters and supports occupancy stability.
The average neighborhood construction year skews older (1960), and this property’s 2004 vintage is newer than much of the competitive set. That positioning can reduce near-term capital exposure relative to older stock while still leaving room for targeted modernization to capture premiums and enhance durability against newer deliveries.
Safety metrics for the neighborhood are mixed relative to the region and nation. The area ranks 1,128 out of 1,441 metro neighborhoods for overall crime, indicating it trails the metro median, while national comparisons place it below the national median for safety. Recent data shows property offenses declining year over year, which is a constructive trend to monitor, even as some violent offense indicators have moved unfavorably.
For investors, the takeaway is to underwrite with standard security measures and lease management practices appropriate for a metro-adjacent submarket that is competitive on fundamentals but not a top-quartile safety outlier. Tracking multi-year trends and property-level controls can help mitigate variability over time.
Proximity to major employers helps support a steady workforce renter base and commute convenience, led by energy, consumer goods, and defense-related offices including Edison International, Chevron, International Paper, Coca-Cola Downey, and Raytheon Public Safety RTC.
- Edison International — utilities (1.3 miles) — HQ
- Chevron — energy offices (4.46 miles)
- International Paper — packaging & paper (6.26 miles)
- Coca-Cola Downey — beverage operations (7.81 miles)
- Raytheon Public Safety RTC — defense & technology (8.11 miles)
1301 Potrero Grande Dr combines a 2004 vintage and 53 units with neighborhood fundamentals that have supported high occupancy and rent growth relative to broader benchmarks. According to CRE market data from WDSuite, neighborhood occupancy sits in the top quartile nationally, and elevated ownership costs in the area tend to reinforce reliance on rental housing, supporting tenant retention when paired with disciplined lease management. The property’s newer construction versus an older neighborhood base positions it competitively while leaving room for targeted value-add through modernization.
Within a 3-mile radius, a balanced renter concentration and a projected increase in total households alongside smaller household sizes suggest a larger tenant base over time, even if population growth is flat to slightly negative. Nearby anchor employers across utilities, energy, consumer goods, and defense provide varied employment drivers that can support leasing stability through cycles.
- Newer 2004 construction relative to local stock reduces near-term capital exposure and supports competitive positioning.
- Top-quartile neighborhood occupancy and high-cost ownership market underpin renter demand and lease retention.
- Diverse nearby employers (utilities, energy, consumer goods, defense) reinforce a broad workforce renter pool.
- Household growth and smaller household sizes within 3 miles point to an expanding renter pool over time.
- Risks: amenity-light micro-location and below-median safety metrics warrant underwriting for security and retention.