| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 50th | Fair |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 331 E Broadway, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
331 E Broadway San Gabriel Multifamily Investment
High renter concentration and a high-cost ownership market in San Gabriel support durable multifamily demand, according to CRE market data from WDSuite. Neighborhood occupancy is roughly in line with national norms, with deep amenity access enhancing leasing appeal.
Rated A and ranked 194 of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, this Urban Core location is competitive among metro peers. Amenity density stands out — parks, groceries, pharmacies, and restaurants are in the top tier nationally — which tends to support resident retention and steady leasing velocity for workforce and lifestyle renters.
Neighborhood occupancy is around the national middle, with only a minor five‑year change, suggesting generally stable leasing conditions. Crucially for multifamily demand, approximately three‑quarters of neighborhood housing units are renter‑occupied (74.8%), placing the renter concentration in the top range nationally and indicating a broad tenant base for 1–2 bedroom product.
Within a 3‑mile radius, recent population trends were modestly negative, but households increased and are projected to grow further, pointing to smaller household sizes and a larger tenant base over time. Forecasts show an increase in households through 2028 alongside rising median incomes and rents, which can support occupancy stability and measured pricing power when managed thoughtfully.
Home values rank in the upper percentiles nationally, reflecting a high-cost ownership market that tends to reinforce reliance on rental housing. At the same time, rent burdens are manageable by national standards (rent-to-income levels indicate relatively lower affordability pressure), which can aid lease retention. Average school ratings are below national norms, a consideration for family-driven demand profiles, but the broader amenity mix and employment access help sustain renter appeal.
Safety indicators are generally favorable in comparative terms. Overall crime positioning is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 426 of 1,441), and the area sits above the national median for safety.
Violent offense rates benchmark in a high national percentile, while property offenses track closer to national averages but have improved meaningfully over the past year. Taken together, trends point to relatively stable conditions versus the broader region, though standard risk management and property security measures remain prudent for long-term ownership.
Proximity to major corporate employers underpins local renter demand and commute convenience, with a mix of utilities, energy, industrial, technology, and real estate services represented nearby.
- Edison International — utilities (3.3 miles) — HQ
- Chevron — energy (4.4 miles)
- Reliance Steel & Aluminum — metals & industrial (9.5 miles) — HQ
- Microsoft — technology offices (9.6 miles)
- CBRE Group — commercial real estate services (9.6 miles) — HQ
331 E Broadway is a 22‑unit asset built in 1986, newer than the neighborhood’s average vintage, offering competitive positioning versus older local stock while leaving room for targeted modernization of interiors and building systems. The submarket combines strong amenity access with a renter‑heavy housing base, supporting depth of demand. According to CRE market data from WDSuite, neighborhood occupancy trends sit near national norms, while home values rank high nationally — a combination that typically sustains renter reliance on multifamily housing and supports retention.
Within a 3‑mile radius, households have grown and are projected to increase further even as household sizes trend smaller, which can expand the renter pool. Income levels have strengthened and are forecast to rise, and rent burdens benchmark as manageable relative to national levels — all conducive to steady leasing and measured rent growth. Key considerations include below‑average school ratings and mixed but improving property offense trends, which argue for disciplined operations and resident experience upgrades to maximize performance.
- Newer 1986 vintage versus area average, with value-add potential through selective modernization
- High renter-occupied share supports a deep tenant base and leasing resilience
- High-cost ownership market reinforces multifamily demand and retention potential
- 3‑mile household growth and smaller household sizes point to an expanding renter pool
- Risks: below‑average school ratings and property offense levels require proactive management