| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 50th | Fair |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 315 E Broadway, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1973 |
| Units | 46 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
315 E Broadway, San Gabriel Multifamily Investment
High renter concentration in the surrounding neighborhood supports a deep tenant base, while elevated ownership costs in San Gabriel reinforce demand for professionally managed rentals, according to WDSuite’s CRE market data.
Located in San Gabriel’s Urban Core, the property sits in a neighborhood that ranks 194 out of 1,441 Los Angeles metro neighborhoods, signaling competitive fundamentals within the metro. Amenity access is a clear strength: local dining, parks, groceries, and pharmacies benchmark in the top percentiles nationally, translating into strong lifestyle convenience that helps with leasing and retention.
Relative to the metro, the area’s amenity rank (32 of 1,441) places it firmly in the top quartile, with restaurant, grocery, and park densities in the 99th percentile nationally. Average school ratings are below the national midpoint, which may influence family renter segments, but the day-to-day convenience profile is compelling for working households and commuters.
Renter-occupied housing comprises a large share of neighborhood units (ranked in the 98th percentile nationally for renter concentration), indicating a sizable and established multifamily tenant base. Neighborhood occupancy trends are around the national middle, suggesting stable but competitive leasing conditions; median contract rents are above national norms, while the rent-to-income ratio trends lower than many high-cost markets—conditions that can aid lease retention and measured rent growth management.
The asset’s 1973 vintage is older than the neighborhood’s average construction year (1981), flagging potential capital planning needs but also value-add opportunities through interior upgrades and systems modernization. Within a 3-mile radius, demographic data indicate a modest population dip over the past five years alongside a small increase in households and forecast growth in both households and incomes by 2028; smaller average household sizes point to a gradual renter pool expansion that can support occupancy stability, based on WDSuite’s commercial real estate analysis.
Safety indicators are comparatively favorable versus national benchmarks, with the neighborhood scoring above the national average overall and competitive among Los Angeles neighborhoods (crime rank 426 of 1,441). Violent-offense risk profiles read as relatively strong (upper national percentiles), and recent year-over-year trends show notable decreases in estimated violent incidents.
Property-related offenses track closer to national mid-range levels, though recent data point to a meaningful one-year decline. For investors, the takeaway is a safety profile that compares well across the metro and trends directionally positive, while remaining mindful of typical urban property-crime management considerations.
Nearby corporate employers provide a diversified white-collar employment base that supports renter demand and lease retention, including utilities, energy, software, metals distribution, and commercial real estate services within commutable distance.
- Edison International — utilities (3.3 miles) — HQ
- Chevron — energy (4.4 miles)
- Microsoft — software (9.5 miles)
- Reliance Steel & Aluminum — metals distribution (9.5 miles) — HQ
- CBRE Group — commercial real estate services (9.6 miles) — HQ
This 46-unit, 1973-vintage asset aligns with durable renter demand drivers in San Gabriel: a high share of renter-occupied housing in the neighborhood, strong lifestyle amenities, and elevated for-sale home values that tend to sustain reliance on multifamily. Neighborhood occupancy is around the national middle, but income and rent benchmarks run above national norms, supporting a balanced path for pricing while emphasizing retention management. According to CRE market data from WDSuite, neighborhood NOI per unit trends competitively versus national peers, suggesting income resilience when paired with prudent expense control.
The vintage presents clear value-add angles through interiors and building systems, while the 3-mile demographic picture indicates increasing household counts, rising incomes, and smaller household sizes by 2028—signals that can expand the renter pool and support leasing stability over time. Risks include below-average school ratings for family-oriented tenants and typical urban property-crime considerations, warranting asset-specific operations focus.
- Established renter base with neighborhood renter-occupied share among the highest nationally
- Amenity-rich Urban Core location supports demand and lease retention
- 1973 vintage offers value-add potential via renovations and systems upgrades
- Household and income growth within 3 miles points to a larger future renter pool
- Risks: below-average school ratings and urban property-crime management require active operations