| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 58th | Good |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4029 Walnut Grove Ave, Rosemead, CA, 91770, US |
| Region / Metro | Rosemead |
| Year of Construction | 1991 |
| Units | 22 |
| Transaction Date | 2013-04-18 |
| Transaction Price | $3,000,000 |
| Buyer | LIN TZONG RONG |
| Seller | LIN LAIPIAN |
4029 Walnut Grove Ave Rosemead Multifamily Investment
Neighborhood occupancy trends sit in the top quartile nationally, supporting stable leasing conditions, according to WDSuite’s CRE market data. Elevated home values relative to incomes in the area reinforce renter reliance on multifamily housing and underpin demand durability.
Rated A- and ranked 334 out of 1,441 Los Angeles metro neighborhoods, the area is competitive among Los Angeles neighborhoods and lands in the top quartile nationally for overall livability, per WDSuite’s CRE market data. Local amenity access is strong where it matters for day-to-day living: restaurants are dense (top decile nationally), and grocery, park, and pharmacy access each sit in the top quintile. Cafe density is limited, but childcare options are comparatively abundant (top quintile), which supports family-oriented renter demand.
Schools average 4.0 out of 5 and fall into the top quartile nationally, a supportive factor for retention in family households. The neighborhood’s occupancy performance is in the top quartile nationwide, indicating resilient renter demand and helping stabilize collections through cycles.
Within a 3-mile radius, demographics show a renter-occupied share around 51% of housing units, providing a broad tenant base for a 22-unit community. Over the next five years, WDSuite data indicates a modest population dip alongside a projected increase in household counts and smaller average household sizes; this mix typically points to more households competing for available units and can support occupancy stability. Median household incomes have risen materially in recent years, helping offset rent growth and easing affordability pressure at renewal.
Construction patterns in the immediate area skew older (average vintage around 1970). With a 1991 construction year, the property is newer than much of the surrounding stock, offering relative competitiveness versus older buildings while still benefiting from modernization or value-add updates to meet current renter preferences.
Ownership costs are elevated by national standards (home values in the top decile nationally), which tends to sustain rental demand and support lease retention. Median contract rents in the neighborhood run above national norms, and a rent-to-income ratio near 0.21 suggests many households maintain room in budgets for rent without excessive strain, an important consideration for pricing power and renewal management.
Safety indicators trail national norms but show recent improvement. Neighborhood crime ranks 956 out of 1,441 Los Angeles metro neighborhoods (below the metro median), and national percentiles point to lower-than-average safety today. However, according to WDSuite’s data, both violent and property offense rates declined year over year, signaling a constructive trend to monitor rather than a static risk profile.
For investors, the takeaway is comparative rather than absolute: current safety sits below typical U.S. neighborhood levels, but directional momentum has been improving. Ongoing management practices, lighting and access control upgrades, and tenant screening can help mitigate risk and support resident retention over time.
The location draws from a diverse employment base spanning energy, materials, software, and corporate services, which supports commuter convenience and broad renter demand. Nearby anchors include Edison International, Chevron, International Paper, Microsoft, and Reliance Steel & Aluminum.
- Edison International — energy & utilities (1.9 miles) — HQ
- Chevron — energy (3.2 miles)
- International Paper — packaging & paper (8.6 miles)
- Microsoft — software & cloud (9.9 miles)
- Reliance Steel & Aluminum — metals & distribution (9.9 miles) — HQ
This 22-unit, 1991-vintage asset is positioned in a Los Angeles metro neighborhood that ranks competitively on livability and shows top-quartile occupancy performance nationally. The property is newer than much of the surrounding inventory, which can translate into stronger curb appeal and fewer near-term building system surprises versus older stock, while leaving room for targeted value-add to capture modern renter preferences. Elevated ownership costs in the area and a sizable renter pool within 3 miles reinforce demand depth and help support occupancy stability.
Household metrics within a 3-mile radius point to rising incomes and a projected increase in household counts alongside smaller average household sizes, a combination that typically expands the renter pool and supports leasing velocity. According to CRE market data from WDSuite, neighborhood rents benchmark above national norms while rent-to-income remains manageable, suggesting room for disciplined revenue optimization. Key watch items include safety metrics that lag national averages and modest population softness, both of which warrant ongoing monitoring and proactive management.
- Newer 1991 vintage versus older neighborhood stock offers competitive positioning with selective value-add potential
- Top-quartile neighborhood occupancy nationally supports rent roll stability through cycles
- Large renter base within 3 miles and elevated ownership costs reinforce sustained multifamily demand
- Rising local incomes and smaller household sizes point to deeper tenant pool and steady leasing
- Risks: safety metrics below national norms and slight population softness require active asset and tenant management