| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 50th | Fair |
| Amenities | 97th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 845 Padilla St, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1989 |
| Units | 43 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
845 Padilla St, San Gabriel Multifamily Investment
Neighborhood renter concentration and a high-cost ownership market suggest resilient tenant demand, according to WDSuite’s CRE market data.
The property sits in an Urban Core location within the Los Angeles-Long Beach-Glendale metro that ranks in the top quartile among 1,441 metro neighborhoods, supported by strong daily-needs access. Neighborhood amenities score in the upper percentiles nationally, with abundant restaurants, groceries, parks, and pharmacies reinforcing convenience that helps leasing and retention. By contrast, average school ratings trend below national norms, which investors should underwrite when targeting family-oriented demand.
For multifamily demand, the neighborhood’s renter-occupied share is elevated (neighborhood renter concentration of roughly three-quarters), indicating depth in the tenant base. Neighborhood occupancy is in a mid-range band and has been broadly stable in recent years; this is a neighborhood-level metric, not property-specific. Median home values in the area are high relative to national benchmarks, which typically sustains reliance on multifamily rentals and can support pricing power and lease retention. Local operating performance trends are competitive, with neighborhood NOI per unit testing above national averages, based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, demographics show a modest population contraction alongside a slight increase in household counts and a smaller average household size over time. Looking ahead, projections call for additional growth in households, which would expand the renter pool and support occupancy stability even if population growth remains muted.
Vintage context matters: the average neighborhood construction year is 1981, while this asset was built in 1989. Being newer than much of the surrounding stock can aid competitiveness versus older buildings; investors should still plan for targeted modernization and systems upgrades consistent with a late-1980s build.
Safety indicators for the neighborhood are competitive among Los Angeles-Long Beach-Glendale neighborhoods, with overall crime conditions comparing favorably to many areas nationwide. Violent offense measures sit in the higher national percentiles (safer relative to the U.S.), and recent year-over-year data shows notable improvement. Property offense levels track closer to national mid-range but have also improved over the past year. These are neighborhood-level signals and can support leasing confidence without implying block-specific outcomes.
In metro terms, ranks are interpreted against 1,441 neighborhoods; on that basis, the area performs above the metro median for several safety metrics, reinforcing steady renter demand while warranting standard property-level security and operations practices.
Nearby corporate employment spans utilities, energy, industrials, technology, and professional services, providing a diverse commuter base that supports renter demand and lease stability for workforce and professional tenants. The list below focuses on prominent employers within a short drive.
- Edison International — utilities (3.8 miles) — HQ
- Chevron — energy (5.3 miles)
- Microsoft — technology offices (8.7 miles)
- Reliance Steel & Aluminum — metals & distribution (8.7 miles) — HQ
- CBRE Group — commercial real estate services (8.8 miles) — HQ
This 1989, 43-unit asset benefits from a renter-oriented Urban Core setting where elevated ownership costs reinforce reliance on multifamily housing. Neighborhood occupancy sits in a stable, mid-range band, and the renter-occupied share is high, indicating depth of demand. Within a 3-mile radius, households have edged up and are projected to grow further, expanding the tenant base even as average household size trends lower. According to CRE market data from WDSuite, local NOI per unit outperforms national averages, underscoring the area’s operating resilience.
Relative to the neighborhood’s older average vintage (1981), the property’s 1989 construction is slightly newer, which can aid leasing versus older stock while still offering scope for targeted renovations and system modernization. Investors should underwrite school quality as a potential drag on family-focused leasing and manage affordability pressure (rent-to-income around the mid‑20s) through renewal strategy and resident retention programs.
- Renter-heavy neighborhood and high-cost ownership market support durable multifamily demand
- Amenity-rich Urban Core location aids leasing and retention
- Slightly newer 1989 vintage versus local average creates competitive positioning with value-add upside
- Neighborhood NOI per unit trends above national norms, signaling operational strength
- Risks: below-average school ratings and mid-range property crime require underwriting and active management