| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 50th | Fair |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 233 St Francis St, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1979 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
233 St Francis St, San Gabriel CA Multifamily Investment
Neighborhood fundamentals point to durable renter demand driven by a high renter-occupied housing share and top-tier amenity access, according to WDSuite’s CRE market data. These signals, measured at the neighborhood level, suggest steady leasing potential relative to the Los Angeles metro.
The property sits in an Urban Core pocket of the Los Angeles-Long Beach-Glendale metro that is top quartile among 1,441 metro neighborhoods by overall rating (A), per WDSuite. Amenity access is a clear strength, with dense grocery, restaurant, park, and pharmacy options supporting day-to-day convenience that tends to aid tenant retention.
At the neighborhood level, occupancy trends have held near the national middle, while the renter-occupied housing share is elevated. A high renter concentration indicates a broad tenant base for multifamily, which can reduce leasing friction and support occupancy stability through cycles. Median asking rents in the neighborhood benchmark above many U.S. locations, reflecting stronger purchasing power in this part of Los Angeles.
Home values in the surrounding area are elevated versus national norms. In investor terms, a high-cost ownership market often sustains reliance on rental housing, supporting depth of demand and potential lease retention. At the same time, the area’s rent-to-income profile points to manageable affordability pressure relative to many coastal markets, which can help with renewal rates and reduce turnover risk.
Construction year for the asset is 1979, slightly older than the neighborhood average vintage. For investors, this typically implies planning for ongoing capital projects and selective renovations; it may also open value-add pathways to reposition interiors and common areas against newer competitive stock.
Demographic statistics aggregated within a 3-mile radius show households have edged higher even as population has been relatively flat to slightly lower in recent years, implying smaller household sizes and a gradual expansion of the renter pool. Forward-looking projections indicate additional household growth, which would enlarge the addressable tenant base for multifamily if realized.
Schools in the immediate area average below national norms, which can matter for family-oriented leasing strategies. However, the neighborhood’s strong amenity density and employment access remain key drivers for workforce and professional renter demand.
Neighborhood safety indicators benchmark above national averages, with recent data showing notable declines in violent incidents year over year. This trend supports renter confidence and can aid renewal decisions.
Property crime levels warrant routine asset and site-security management, though they have been trending lower recently. Investors typically address this through lighting, access controls, and partnerships with professional security vendors. Overall, safety performance is competitive among Los Angeles neighborhoods and moving in a favorable direction based on WDSuite’s market data.
Proximity to major employers supports commuter convenience and broad renter demand, with a mix of utilities, energy, industrials, technology, and real estate services represented nearby.
- Edison International — utilities (3.3 miles) — HQ
- Chevron — energy (4.5 miles)
- Reliance Steel & Aluminum — metals & distribution (9.4 miles) — HQ
- Microsoft — technology offices (9.5 miles)
- CBRE Group — real estate services (9.6 miles) — HQ
233 St Francis St offers exposure to a top-quartile Los Angeles neighborhood with exceptional amenity density and a high share of renter-occupied housing units at the neighborhood level—factors that typically underpin leasing durability. Homeownership remains costly locally, which supports multifamily demand depth and can translate into steadier retention. Based on CRE market data from WDSuite, the area’s safety trend has improved, while occupancy performance is competitive within the metro.
Built in 1979, the asset may benefit from targeted capital improvements and value-add upgrades to sharpen competitiveness against newer stock. Demographic data within a 3-mile radius point to increasing household counts and projected growth in the coming years, expanding the tenant base and supporting long-term income stability if trends materialize.
- High renter concentration at the neighborhood level supports depth of tenant demand and leasing stability.
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power and renewal potential.
- Top-quartile neighborhood standing within the Los Angeles metro, with strong amenity access.
- 1979 vintage offers value-add and modernization upside through strategic renovations.
- Risks: mid-range occupancy performance, lower average school ratings, and the need for ongoing CapEx and standard site-security measures.