| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 44th | Fair |
| Amenities | 26th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5005 Rosemead Blvd, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1989 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5005 Rosemead Blvd, San Gabriel Multifamily Investment
Stable neighborhood occupancy and a high share of renter-occupied housing point to durable demand, with elevated ownership costs in Los Angeles County reinforcing reliance on rentals, according to WDSuite’s CRE market data.
Located in San Gabriel’s Urban Core within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows occupancy that is slightly above national norms, supporting income stability for operators. Renter-occupied units account for a majority of the housing stock (measured as the share of units that are renter-occupied), placing the area in the top decile nationally and signaling depth in the tenant base for multifamily owners.
Local amenity density is mixed: cafes test strong (approximately top decile nationally), while immediate counts for grocery, parks, and pharmacies are thinner. For investors, this suggests residents lean on nearby corridors and short drives for daily needs, which can still sustain leasing if on-site conveniences and parking are competitive.
School ratings sit near the national middle, and the neighborhood’s housing indicators are above the metro median among 1,441 Los Angeles-area neighborhoods, indicating competitive livability relative to peers without implying premium positioning. Median home values track in the upper single-digit percentiles nationally, a high-cost ownership context that generally sustains rental demand and can support pricing power with prudent lease management.
Within a 3-mile radius, recent years show modest population slippage but relatively stable household counts, implying smaller household sizes and continued need for rental options. Forward-looking data indicates households are expected to increase even as average household size trends lower, a setup that can expand the renter pool and support occupancy for well-managed assets.
Safety metrics for the neighborhood are above the metro median among 1,441 Los Angeles-area neighborhoods and sit in the mid-60s nationally, indicating comparatively safer conditions than many neighborhoods across the country. For risk management, investors should note that both violent and property offense rates show year-over-year improvement, with declines indicating a favorable trend rather than a guarantee.
In practical terms, this translates to a market where day-to-day risk appears manageable compared with broader U.S. benchmarks, though property- and block-level due diligence remains essential for underwriting and security planning.
The area draws from a diversified white-collar employment base, supporting commuter convenience and leasing stability. Notable nearby employers include Edison International, Chevron, International Paper, Reliance Steel & Aluminum, and CBRE Group.
- Edison International — utilities (2.6 miles) — HQ
- Chevron — energy (3.0 miles)
- International Paper — packaging & paper (9.3 miles)
- Reliance Steel & Aluminum — metals & distribution (10.5 miles) — HQ
- CBRE Group — commercial real estate services (10.7 miles) — HQ
Built in 1989, the property is newer than the neighborhood’s average vintage and should compete well against older stock, while investors may still plan for selective system updates and common-area refreshes to sharpen positioning. Strong renter concentration and occupancy near the national average underpin consistent demand, and elevated for-sale home values in the neighborhood reinforce reliance on multifamily housing for many households.
Within a 3-mile radius, household counts have held comparatively steady despite modest population declines, and forward projections point to more households and smaller household sizes—factors that can expand the renter pool and support occupancy stability. Rent levels have grown in recent years and are projected to continue rising, creating room for revenue management when paired with thoughtful retention strategies, based on CRE market data from WDSuite.
- Newer 1989 vintage relative to area stock, with potential to enhance NOI through targeted updates
- High-cost ownership market supports sustained rental demand and pricing power
- Strong renter-occupied share and competitive occupancy levels support income durability
- 3-mile outlook favors more households and smaller sizes, expanding the tenant base
- Risks: thinner immediate grocery/park access and modest population slippage warrant amenity and leasing strategy focus