| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 61st | Good |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1405 Prospect Ave, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1405 Prospect Ave, San Gabriel CA Multifamily Investment
Neighborhood fundamentals point to durable renter demand and steady occupancy, supported by elevated for-sale housing costs and strong daily-need amenities, according to WDSuite’s CRE market data.
This Urban Core location within the Los Angeles-Long Beach-Glendale metro is amenity-rich. Dining density ranks competitive among 1,441 metro neighborhoods and sits in the top quartile nationally, with restaurants, cafes, groceries, and pharmacies concentrated nearby. That depth of daily services supports resident convenience and leasing appeal.
School quality trends favor the area as well: the neighborhood’s average rating is in the top quartile nationally, a factor that can bolster retention for family households. At the same time, parks are limited within the immediate neighborhood, which places more weight on private and nearby community amenities to meet resident recreation needs.
Renter demand indicators are constructive. Neighborhood occupancy is around the low 90s, and approximately 47% of housing units are renter-occupied—an above-median renter concentration within the metro—suggesting a sizable tenant base and support for occupancy stability. Elevated home values at the neighborhood level reinforce reliance on multifamily housing, which can aid pricing power and lease-up velocity.
Vintage positioning matters for competitiveness. Built in 1987, the property is newer than the neighborhood’s average 1976 construction year, which can provide an edge versus older stock; investors should still plan for targeted modernization of interiors and building systems over the hold.
Demographic statistics are aggregated within a 3-mile radius: households have been roughly stable despite a modest population dip, pointing to smaller household sizes and steady rental demand. Forecasts indicate a gradual increase in households alongside income growth, which can expand the renter pool and support sustained occupancy and rent performance over time.
Safety metrics are mixed relative to peers. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the neighborhood’s crime rank places it below the metro average. Nationally, safety percentile readings are also below midpack; however, recent data show property offenses trending lower year over year, indicating some improvement in direction.
For underwriting, a prudent approach is to weigh these trends alongside the area’s strong amenity access and renter demand. Operators often mitigate localized safety risk through lighting, access controls, and active property management to support resident experience and lease retention.
The area draws from a diverse employment base that supports multifamily renter demand, with proximity to utility, energy, industrial distribution, technology, and real estate services. The employers below reflect nearby commute options that can aid leasing and retention.
- Edison International — utilities (2.5 miles) — HQ
- Chevron — energy (4.5 miles)
- Reliance Steel & Aluminum — metals & distribution (8.6 miles) — HQ
- Microsoft — technology offices (8.7 miles)
- CBRE Group — commercial real estate services (8.8 miles) — HQ
1405 Prospect Ave benefits from strong neighborhood convenience, above-median renter concentration, and elevated ownership costs that reinforce reliance on multifamily housing. Occupancy at the neighborhood level sits in the low 90s and, according to CRE market data from WDSuite, local amenities and top-quartile school ratings help support lease retention versus older submarkets. The 1987 vintage is newer than the neighborhood average, which can be competitively positioned with selective renovations to interiors and building systems.
Within a 3-mile radius, households have held steady despite modest population softness, with projections indicating gradual household and income growth—factors that point to a stable or expanding renter pool. Taken together, these dynamics support an underwriting case focused on steady occupancy, operational execution, and measured value-add to capture demand for quality rentals in San Gabriel.
- Amenity-rich pocket with dining, grocery, and pharmacy density that supports leasing and retention.
- Elevated for-sale home values reinforce multifamily demand and potential pricing power.
- 1987 construction offers a relative edge versus older stock, with targeted modernization potential.
- 3-mile household and income growth outlook supports a larger tenant base over time.
- Risks: safety metrics below metro average and limited park access; active management and property improvements are key.