| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 44th | Fair |
| Amenities | 26th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4951 Rosemead Blvd, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 2007 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4951 Rosemead Blvd San Gabriel Multifamily — 2007 Build
Newer construction relative to the neighborhood's 1980 average supports competitive positioning and stable renter demand, according to WDSuite's CRE market data. A high-cost ownership landscape in Los Angeles County further reinforces reliance on multifamily housing at the neighborhood level.
Positioned in San Gabriel's Urban Core within the Los Angeles metro, the area offers everyday convenience with strong food-and-beverage density—cafe activity ranks in the top decile nationally and restaurants are solidly above average. Grocery and park coverage within the neighborhood boundary is limited, so residents typically leverage nearby corridors for those needs. Average school quality (around the metro midpoint) suggests broad-based appeal rather than a specialized family draw.
Home values rank near the top nationally, indicating a high-cost ownership market that tends to sustain multifamily demand and lease retention. Rent-to-income metrics are comparatively manageable for the area, which can help with renewal rates and pricing discipline. For investors conducting commercial real estate analysis, the local setup points to durable rental fundamentals rather than outsized lease-up upside.
Multifamily fundamentals at the neighborhood level show occupancy around the national mid-to-upper range, and roughly half of housing units are renter-occupied. That renter concentration signals a deep tenant base and supports ongoing absorption for well-positioned assets.
Demographic indicators aggregated within a 3-mile radius show modest population softness in recent years but generally stable household counts, with forecasts calling for more households and smaller average household sizes by 2028. A shift toward smaller households typically expands the renter pool and supports occupancy stability for well-maintained units.
Safety trends are mixed but improving. On national comparisons, violent-offense exposure sits modestly on the favorable side of the median, while property-offense exposure is closer to the middle of the pack. Recent year-over-year data shows notable declines in both violent and property offenses, indicating a constructive trajectory for day-to-day operations and tenant retention.
Within the Los Angeles metro (1,441 neighborhoods), this area does not rank among the lowest-crime subareas, yet the national-percentile view and improving trends suggest risk management rather than outsized security spend is the likely baseline. Owners should continue standard monitoring and lighting/access-control best practices consistent with urban-core assets.
Nearby employment anchors include Edison International, Chevron, International Paper, Reliance Steel & Aluminum, and CBRE Group, supporting commuter convenience and a diversified white-collar tenant base.
- Edison International — utilities (2.64 miles) — HQ
- Chevron — energy (3.05 miles)
- International Paper — packaging & paper (9.28 miles)
- Reliance Steel & Aluminum — metals & distribution (10.53 miles) — HQ
- CBRE Group — real estate services (10.65 miles) — HQ
This 2007-vintage asset is newer than the neighborhood's 1980 average, providing a competitive edge versus older stock while approaching mid-life systems planning. Based on CRE market data from WDSuite, the surrounding neighborhood shows solid renter concentration and mid-to-upper range occupancy, supported by a high-cost ownership market that tends to reinforce multifamily demand and lease retention.
Within a 3-mile radius, households are expected to grow even as average household size trends lower, which typically broadens the renter pool. Amenity access is strongest in dining and cafes, with some reliance on adjacent corridors for parks and groceries—an operational consideration rather than a structural headwind.
- Newer 2007 build versus local 1980 average enhances competitiveness and reduces near-term renovation scope
- High-cost ownership market supports pricing power and lease retention for quality rental housing
- Renter-occupied share near half indicates a deep tenant base and steady multifamily demand
- 3-mile outlook points to more households and smaller sizes, expanding the renter pool
- Risks: limited neighborhood parks/grocery coverage and mixed but improving safety metrics warrant routine asset-level mitigations