| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 50th | Fair |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 S California St, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1986 |
| Units | 39 |
| Transaction Date | 2007-09-10 |
| Transaction Price | $5,100,000 |
| Buyer | SHEN REVOCABLE FAMILY TRUST |
| Seller | PINTL 125 CALIFORNIA LLC |
125 S California St San Gabriel Multifamily Investment
Neighborhood fundamentals suggest durable renter demand supported by a high renter-occupied housing base and a high-cost ownership market, according to WDSuite’s CRE market data. The area’s amenity density and steady occupancy provide a foundation for income stability with room for operational optimization.
The property sits in an Urban Core neighborhood within the Los Angeles-Long Beach-Glendale metro that scores well for day-to-day convenience. Amenity access ranks among the top quartile nationally, with restaurants, grocery, parks, and pharmacies all in the 97th–99th national percentiles. This level of proximity typically supports leasing velocity and retention by reducing commute friction for daily needs.
Renter demand is underpinned by a high renter-occupied housing share in the neighborhood (74.8%), indicating a deep tenant base for multifamily product. Neighborhood occupancy is around 90% (90.3%), which is competitive but leaves room for value through leasing and revenue management. Median contract rents in the neighborhood sit in the mid-to-upper tier regionally and have grown over the last five years, while the rent-to-income ratio near 0.26 suggests some affordability pressure to monitor in lease management.
Construction vintage for the subject (1986) is slightly newer than the neighborhood average (1981). That positioning can enhance competitiveness versus older stock, though investors should still plan for aging systems, common-area refreshes, and selective unit modernization to meet today’s renter expectations.
Within a 3-mile radius, demographic data show modest population contraction over the last five years alongside a slight increase in households, pointing to smaller household sizes and continued demand for rental housing. Looking forward, forecasts indicate population growth and a notable increase in households by 2028, which would expand the renter pool and support occupancy stability. Elevated median home values and a high value-to-income ratio (97th national percentile) signal a high-cost ownership market that tends to sustain reliance on multifamily rentals, supporting pricing power when paired with strong operations.
Schools in the neighborhood score below national averages (2.0/5), which can influence unit mix performance for family-oriented demand. However, the broader amenity advantage and employment access help maintain appeal for working professionals and households prioritizing convenience.
Safety metrics for the neighborhood compare favorably to much of the Los Angeles metro. The neighborhood’s crime rank sits in the stronger half of the 1,441 metro neighborhoods, and national comparisons place the area in the upper tier for personal safety (violent offense measure in the high 80s percentiles nationwide). Property offense rates have trended downward year over year, and violent offense indicators show substantial improvement, suggesting positive momentum rather than a one-off fluctuation.
As with any urban core location, conditions can vary by block and over time. Investors should focus on trend direction and property-level controls, using neighborhood comparisons as context rather than a guarantee of outcomes.
The immediate area benefits from proximity to major corporate offices that support a broad white-collar and operations workforce, reinforcing renter demand through commute convenience. Notable employers include utilities, energy, metals distribution, software, and real estate services firms listed below.
- Edison International — utilities (3.4 miles) — HQ
- Chevron — energy (4.4 miles)
- Reliance Steel & Aluminum — metals distribution (9.7 miles) — HQ
- Microsoft — software (9.7 miles)
- CBRE Group — real estate services (9.8 miles) — HQ
This 39-unit, 1986-vintage asset is positioned in a high-amenity Urban Core pocket of San Gabriel where renter concentration is substantial and ownership costs are elevated. These dynamics, combined with neighborhood occupancy around 90% and sustained rent growth, support a case for stable cash flow with measured upside from renewals, unit upgrades, and revenue management. Based on commercial real estate analysis from WDSuite, home values sit near the top of national comparisons, reinforcing renter reliance on multifamily housing and aiding pricing power when operations are well-executed.
Demographics within a 3-mile radius indicate a larger household base ahead, pointing to renter pool expansion and support for steady leasing. The asset’s slightly newer-than-average vintage relative to local stock provides a competitive platform, though planning for systems modernization and selective interior improvements will help capture demand in a market with abundant amenities and strong employment anchors nearby.
- High renter concentration and elevated ownership costs support multifamily demand depth
- Amenity-rich Urban Core location aids retention and lease-up velocity
- 1986 vintage offers competitive positioning versus older stock with value-add potential
- Forecast household growth within 3 miles supports occupancy stability over the medium term
- Risks: below-average school ratings and affordability pressure require attentive lease and capex planning