| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 69th | Good |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6626 Rosemead Blvd, San Gabriel, CA, 91775, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1973 |
| Units | 48 |
| Transaction Date | 1996-05-31 |
| Transaction Price | $2,130,000 |
| Buyer | ZEE PAUL |
| Seller | ROSEMEAD ENTERPRISES |
6626 Rosemead Blvd, San Gabriel Multifamily Investment
High-cost ownership and a sizable share of renter-occupied housing units in the neighborhood support durable rental demand, according to WDSuite’s CRE market data; neighborhood occupancy is around the national middle rather than a clear outlier.
The property’s Urban Core setting in San Gabriel benefits from strong day-to-day conveniences: grocery and pharmacy access score in high national percentiles, while restaurants are competitive nationally. By contrast, parks and cafes are comparatively limited, which can modestly temper lifestyle appeal but doesn’t typically deter workforce renters seeking proximity to essentials.
Neighborhood schools rate well (top national percentiles), a factor that can underpin family-oriented renter retention and longer average stays. Relative to the Los Angeles-Long Beach-Glendale metro, this neighborhood’s overall standing is above the metro median (ranked 578 among 1,441 metro neighborhoods), signaling competitive fundamentals without being among the region’s most expensive cores.
Median contract rents in the neighborhood sit high for the region and have risen over the past five years, yet the rent-to-income relationship remains manageable by national standards. Home values trend well above national norms, reflecting a high-cost ownership market that tends to sustain reliance on multifamily rentals and support pricing power for well-maintained assets.
Renter concentration is meaningful: nearly half of housing units are renter-occupied, indicating a deep tenant base and demand continuity for professionally managed multifamily. Neighborhood occupancy is near the national midpoint, suggesting stable operations with room for asset-level execution to outperform peers.
Constructed in 1973, the asset is older than the neighborhood’s average vintage (1981). Investors should underwrite ongoing capital planning and selective renovations; in turn, upgrades can sharpen competitiveness against newer stock and capture rent premiums where unit finishes and systems are improved.
Within a 3-mile radius, total population has been roughly flat in recent years while household counts increased and average household size edged down. This pattern typically reflects smaller households and can expand the renter pool, supporting occupancy stability and lease-up consistency for well-positioned units.
Neighborhood safety indicators sit near the national middle overall, with recent year-over-year improvements in both violent and property offense rates, according to WDSuite’s data. These directional gains are constructive for renter sentiment and retention but should be evaluated alongside on-site management practices and security measures.
Compared with neighborhoods nationwide, the area is not among the highest-safety cohorts but has logged meaningful declines in reported violent and property offenses over the last year. For investors, the trajectory is favorable; continued attention to lighting, access control, and community standards can help translate improving neighborhood trends into stable property-level operations.
Proximity to regional employers supports commuter convenience and a steady renter pipeline, led by energy, utilities, packaging, and diversified industrial headquarters and offices noted below.
- Chevron — energy offices (4.2 miles)
- Edison International — utilities (4.5 miles) — HQ
- Avery Dennison — packaging & materials (10.9 miles) — HQ
- International Paper — paper & packaging offices (11.1 miles)
- Reliance Steel & Aluminum — metals & distribution (11.3 miles) — HQ
This 48-unit asset offers durable renter demand in a high-cost ownership pocket of San Gabriel, where renter-occupied housing share is significant and neighborhood occupancy trends are mid-range rather than stretched. Based on CRE market data from WDSuite, elevated neighborhood home values and solid grocery/pharmacy access help support pricing power and retention for well-operated communities, while strong school ratings bolster family-oriented demand.
Built in 1973, the property is older than the neighborhood’s average vintage, which points to planned capital expenditures and a clear value-add path via interior refreshes and system upgrades. Within a 3-mile radius, household counts have grown even as average household size declined, indicating a broadening renter pool that can support lease-up consistency and steady occupancy for competitive product.
- High-cost ownership market reinforces sustained renter reliance and supports pricing power
- Solid neighborhood conveniences and top-tier school ratings aid retention
- Growing households within 3 miles expand the tenant base and support occupancy stability
- 1973 vintage offers value-add upside through targeted renovations and system modernization
- Risks: older systems and limited parks/cafes locally; underwriting should include capex and amenity strategy