| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 31st | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2417 Angelus Ave, Rosemead, CA, 91770, US |
| Region / Metro | Rosemead |
| Year of Construction | 1994 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2417 Angelus Ave Rosemead Multifamily Investment Opportunity
Investor positioning benefits from a renter-leaning neighborhood and steady neighborhood occupancy, according to WDSuite’s CRE market data. Expect durable renter demand supported by local employment access, with pricing power balanced by area affordability considerations.
The property sits in Rosemead’s Urban Core near daily-needs retail, where grocery and pharmacy access rank in the top quartile nationally, while parks and cafes are relatively limited. For investors, this mix supports everyday convenience and retention, with fewer lifestyle amenities that could modestly temper premium rent capture.
Neighborhood occupancy is above many U.S. areas, reinforcing income stability at the asset level. The share of housing units that are renter-occupied is elevated (58.4%), indicating a deep tenant base for multifamily leasing. Median contracted rents in the neighborhood sit above national norms, which supports revenue potential but requires attentive lease management.
Within a 3-mile radius, demographics indicate a large population base and a gradual shift toward smaller average household sizes over time. Near-term projections show households increasing even as population trends flatten, expanding the renter pool and supporting occupancy stability for well-managed properties.
Ownership costs in the area are high relative to incomes, and home values are elevated compared with national medians. This high-cost ownership market tends to sustain renter reliance on multifamily housing, which can aid lease-up and retention, though higher rent-to-income ratios warrant proactive renewals and resident experience strategies.
Neighborhood safety indicators are mixed in the context of the Los Angeles metro. The area ranks below the metro median for crime when compared with 1,441 metro neighborhoods, suggesting investors should underwrite prudent security measures and operating practices.
Compared with neighborhoods nationwide, property crime metrics sit in lower national percentiles, while violent crime stands below average as well. Recent trends show property crime easing year over year, whereas violent incidents have risen, underscoring the importance of ongoing monitoring and partnership with professional security vendors as appropriate.
Nearby corporate offices span utilities, energy, packaging, consumer beverages, and defense technology, providing a diversified employment base that supports renter demand and commute convenience for residents. The list below reflects major employers within a roughly 0.5–9 mile radius.
- Edison International — utilities (0.45 miles) — HQ
- Chevron — energy offices (3.51 miles)
- International Paper — packaging offices (6.89 miles)
- Coca-Cola Downey — consumer beverages (8.74 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (9.00 miles)
This 51-unit 1994-vintage asset offers scale in a renter-leaning pocket of Rosemead with neighborhood occupancy above many U.S. areas. The vintage is newer than the neighborhood average, supporting competitive positioning versus older stock, while still allowing room for targeted modernization to lift rents and reduce long-term capital interruptions. Elevated home values in Los Angeles County and a strong neighborhood renter-occupied share point to a durable tenant base.
According to CRE market data from WDSuite, neighborhood rents benchmark above national levels and daily-needs access is strong, which can aid retention. Forward-looking local demographics within a 3-mile radius indicate households expanding even as population growth moderates, implying a larger tenant base over time. Key watch items include resident affordability (given higher rent-to-income ratios) and prudent security planning consistent with urban Los Angeles operations.
- 1994 vintage offers competitive positioning versus older area stock with value-add potential through selective upgrades
- Renter-occupied share is elevated, supporting depth of tenant demand and occupancy stability
- Daily-needs retail access (groceries, pharmacies) supports retention and operational consistency
- Nearby corporate employers provide diversified commute sheds that underpin leasing
- Risks: affordability pressure (higher rent-to-income) and urban safety considerations require proactive management