| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 50th | Fair |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 248 Saint Francis St, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1988 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
248 Saint Francis St, San Gabriel CA Multifamily Investment
In a high-cost ownership pocket of Los Angeles County, neighborhood renter demand is supported by strong amenity access and a sizable renter base, according to WDSuite’s CRE market data. The property’s urban-core setting offers depth of tenants and leasing resiliency relative to nearby ownership alternatives.
The immediate neighborhood scores well for day-to-day convenience, with dense access to groceries, restaurants, parks, and pharmacies. Amenity availability ranks competitively among 1,441 Los Angeles–Long Beach–Glendale neighborhoods and sits in the top quartile nationally, a combination that tends to support leasing velocity and retention for workforce and professional renters.
Median home values in the neighborhood are elevated versus national norms (top decile nationally), and the value-to-income ratio is similarly high. For investors, that signals a high-cost ownership market where many households continue to rely on multifamily rentals, sustaining depth of demand and helping underpin pricing power and occupancy management.
The asset was built in 1988, modestly newer than the neighborhood’s average vintage. That positioning can be competitive versus older stock while still warranting targeted capital planning for aging systems and strategic renovations to capture value-add upside.
Within a 3-mile radius, demographics indicate a large resident base with household counts edging higher and average household size trending lower over the forecast period. This pattern points to a gradual renter pool expansion and support for occupancy stability. Neighborhood rents have risen over the past five years in line with income gains, reinforcing the area’s ability to absorb thoughtful rent steps without materially elevating retention risk.
Safety indicators point favorably in a national context. The neighborhood sits in the top quartile nationwide for lower violent-offense rates, and recent year-over-year trends show notable improvement. Property-related incidents benchmark closer to mid-pack nationally but have also improved versus the prior year. For investors, this mix suggests broader LA metro variability but generally supportive conditions for resident retention and leasing, with the usual submarket-level diligence warranted.
Nearby corporate offices provide a diversified employment base and convenient commutes that help support multifamily renter demand and lease stability. Key employers within a commutable radius include Edison International, Chevron, Reliance Steel & Aluminum, Microsoft, and CBRE Group.
- Edison International — utilities (3.3 miles) — HQ
- Chevron — energy offices (4.4 miles)
- Reliance Steel & Aluminum — metals & distribution (9.5 miles) — HQ
- Microsoft — technology offices (9.5 miles)
- CBRE Group — real estate services (9.6 miles) — HQ
This 22-unit asset at 248 Saint Francis St benefits from an urban-core location with strong amenity density and a high-cost ownership backdrop that reinforces reliance on rentals. Based on CRE market data from WDSuite, neighborhood rents have advanced alongside incomes, and renter concentration in the surrounding area supports a durable tenant base and consistent leasing. The 1988 vintage is slightly newer than local averages, offering competitive positioning with targeted modernization potential for value-add returns.
Forward-looking 3-mile demographics point to rising household counts and smaller household sizes, which together indicate a larger pool of renters and support for occupancy stability. While school ratings are below national averages and metro safety varies by subarea, recent safety trends have improved, and the submarket’s employment access provides additional demand support.
- High-cost ownership market sustains multifamily demand and supports pricing power
- Amenity-rich urban core with strong grocery, dining, and park access aids retention
- 1988 vintage offers competitive positioning with targeted value-add and system upgrades
- 3-mile outlook shows growing household counts and smaller sizes, expanding the renter base
- Risks: below-average school ratings and submarket safety variability require proactive leasing and asset management