| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 50th | Fair |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 298 E Live Oak St, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1973 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
298 E Live Oak St, San Gabriel Multifamily Investment
Positioned in an urban-core pocket with a deep renter base and elevated ownership costs at the neighborhood level, this 22‑unit asset offers durable demand drivers, according to WDSuite s CRE market data.
The property sits within a Los Angeles metro neighborhood that ranks competitive among 1,441 metro neighborhoods for overall performance (A rating), with amenity access in the top quartile among 1,441 metro neighborhoods and very strong national standing for groceries, restaurants, and pharmacies (each near the 99th percentile). This concentration of daily-needs retail supports renter convenience and helps with lease retention.
Neighborhood-level tenure skews renter-occupied, indicating a sizable tenant pool and demand depth for multifamily. While neighborhood occupancy is around the national middle, the combination of strong amenities and a renter-oriented housing stock supports stable leasing. Home values in the area are elevated relative to national norms (high national percentile), which tends to reinforce reliance on multifamily housing and can support pricing power without overstating growth.
Construction in the surrounding area averages early-1980s. With a 1973 vintage, this asset is older than the neighborhood average, pointing to potential value-add through renovations and modernization alongside prudent capital planning. Average school ratings are below national averages; investors should underwrite marketing and leasing strategies accordingly if targeting family renters.
Within a 3-mile radius, households have inched higher in recent years and are projected to expand further by 2028 as average household size trends lower. This combination typically enlarges the effective renter pool and can support occupancy stability over the medium term. For investors conducting multifamily property research, these local dynamics compare favorably to many dense Los Angeles submarkets where renter concentration is similarly high.
Neighborhood safety trends are mixed but improving. On a comparative basis, recent violent-offense metrics place the area in a stronger national position (higher national percentile), and the latest year-over-year readings show notable declines in both violent and property offense estimates. Property offenses remain a watch item given their lower national percentile, but the downward trajectory is a constructive signal for risk management.
Relative to the Los Angeles-Long Beach-Glendale metro, the neighborhood s overall crime rank sits within a competitive band (ranked 426 among 1,441 metro neighborhoods), suggesting performance better than some urban peers but not top-tier. Investors should incorporate standard security measures and lighting/visibility upgrades into renovation scopes to support resident satisfaction and retention.
The location draws from a diverse employment base spanning utilities, energy, metals manufacturing, software, and real estate services, supporting commuter convenience and renter demand from a broad white-collar and skilled workforce.
- Edison International — utilities (3.4 miles) — HQ
- Chevron — energy (4.5 miles)
- Microsoft — software (9.5 miles)
- Reliance Steel & Aluminum — metals & distribution (9.5 miles) — HQ
- CBRE Group — real estate services (9.6 miles) — HQ
298 E Live Oak St combines a renter-oriented neighborhood with strong daily-needs amenities and an urban-core location in Los Angeles County. The 1973 vintage is older than the area s early-1980s average, creating clear value-add and modernization angles. Average unit sizes around 1,179 SF provide larger floor plans than many garden assets, which can aid absorption and retention. Based on CRE market data from WDSuite, neighborhood occupancy trends sit near national mid-range while renter concentration is high, suggesting a deep tenant base with stable leasing potential.
Elevated neighborhood home values point to a high-cost ownership market, which typically sustains reliance on rentals and supports pricing discipline. Within a 3-mile radius, modest recent household growth and a forecast increase by 2028, alongside smaller household sizes, imply a larger renter pool over time. Underwriting should balance these strengths with pragmatic allowances for capital expenditures, given the vintage and below-average school ratings at the neighborhood level.
- Urban-core Los Angeles location with top-quartile amenity access and strong daily-needs retail
- Renter-occupied share is high at the neighborhood level, supporting demand depth and occupancy stability
- 1973 vintage offers value-add potential; larger average floor plans (~1,179 SF) aid leasing and retention
- Elevated ownership costs locally reinforce multifamily reliance and pricing discipline
- Risks: property offense metrics warrant continued monitoring; school ratings below national averages; plan for capex