| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 50th | Fair |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 234 Saint Francis St, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1988 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
234 Saint Francis St San Gabriel 22-Unit Multifamily
Neighborhood renter-occupied share is high, supporting steady tenant demand and lease-up visibility, according to WDSuite’s commercial real estate analysis for San Gabriel.
Located in Los Angeles County’s Urban Core, the property benefits from a deep renter base: the neighborhood’s share of renter-occupied housing is elevated (74.8%), signaling a broad tenant pool and potential demand depth for a 22-unit asset. Neighborhood occupancy has been stable near recent levels, which supports day-to-day leasing and retention planning, based on CRE market data from WDSuite.
Amenity access is a local strength: restaurants, groceries, parks, and pharmacies all rank in the top tier nationally, offering convenience that can bolster resident retention and reduce concession pressure. Within the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, overall neighborhood quality is competitive (A rating), and amenity density places the area in the top quartile nationally.
Within a 3-mile radius, household counts have edged higher in recent years and are projected to continue growing through 2028 while average household size trends lower. This combination implies a larger pool of households and potential renter pool expansion, a supportive backdrop for multifamily demand even as population growth is mixed.
Ownership costs are high relative to incomes in the neighborhood (elevated home values and value-to-income ratio), which tends to reinforce reliance on rental housing and can aid lease retention and pricing power for well-positioned product. School ratings in the area track below national midpoints, which some renters weigh in location decisions; investors may want to target renter segments prioritizing commute convenience and amenities.
Safety indicators are mixed but improving in meaningful ways. Violent offense metrics trend favorable—top quartile nationally—while property offense levels sit closer to mid-pack across U.S. neighborhoods. Recent year-over-year reductions in both violent and property offenses point to improving conditions, according to WDSuite’s data.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area is competitive on overall crime positioning rather than an outlier, which aligns with an urban core location. Use prudent on-site measures and lighting, and highlight proximity to amenities and employers to support resident comfort and leasing.
Nearby corporate offices provide a diversified employment base that supports renter demand and retention, led by utilities, energy, metals distribution, software, and real estate services.
- Edison International — utilities (3.3 miles) — HQ
- Chevron — energy (4.4 miles)
- Reliance Steel & Aluminum — metals distribution (9.5 miles) — HQ
- Microsoft — software (9.5 miles)
- CBRE Group — commercial real estate services (9.6 miles) — HQ
This 1988-vintage, 22-unit property is slightly newer than the neighborhood’s average stock, positioning it competitively versus older assets while leaving room for targeted modernization to enhance rents and reduce near-term capital uncertainty. A high neighborhood renter-occupied share and strong amenity access underpin demand, while elevated ownership costs in the area tend to sustain reliance on multifamily housing.
According to CRE market data from WDSuite, neighborhood occupancy has been steady and amenity density ranks among the strongest nationally. Within a 3-mile radius, households are projected to increase as average household size eases, which can expand the renter pool and support leasing. Key watch items include below-average school ratings and property offense levels that, while improving, remain a consideration for on-site management and resident messaging.
- 1988 vintage offers competitive positioning versus older stock with selective value-add potential
- High neighborhood renter concentration supports tenant base depth and occupancy stability
- Top-tier amenity access aids retention and pricing relative to nearby options
- Elevated ownership costs reinforce sustained demand for quality rentals
- Risks: lower school ratings and mid-pack property offense levels require proactive operations