| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 69th | Good |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9000 E Fairview Ave, San Gabriel, CA, 91775, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1972 |
| Units | 29 |
| Transaction Date | 1998-07-16 |
| Transaction Price | $1,607,000 |
| Buyer | CHUI KING WAH |
| Seller | SCHWARTZ NANCY A |
9000 E Fairview Ave, San Gabriel Multifamily Investment
In a high-cost ownership submarket of San Gabriel, this 29-unit asset is positioned for durable renter demand and steady occupancy, according to WDSuite’s CRE market data.
The neighborhood carries a B rating and performs above the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods. Daily-needs access is strong (notably groceries and pharmacies), while parks and cafes are comparatively thin. School quality is among the strongest nationally, which can support family-oriented leasing and renewal dynamics even without a heavy lifestyle amenity footprint.
Neighborhood occupancy sits near the national middle (measured for the neighborhood, not the property), pointing to balanced leasing conditions. Median asking rents in the area trend toward the upper tier for the metro, underpinned by solid incomes and elevated ownership costs. Based on CRE market data from WDSuite, roughly half of neighborhood housing units are renter-occupied, indicating a sizable tenant base without overconcentration.
Within a 3-mile radius, recent years show slight population softening alongside growth in total households and smaller household sizes. Projections call for meaningful household growth by 2028, implying a larger renter pool that can support occupancy stability and pricing power if operations are well executed. Elevated home values at the neighborhood level reinforce reliance on multifamily housing, aiding lease retention.
Construction year is 1972, earlier than the neighborhood’s average vintage. Investors should plan for targeted capital expenditures—interior updates and system upgrades—to sharpen competitiveness against newer stock and unlock value-add potential.
Neighborhood safety indicators track close to the national middle, with recent data showing year-over-year declines in both violent and property offense rates. This context is neighborhood-level rather than property-specific. The improving trend can support leasing confidence and renewals, while standard diligence—lighting, visibility, and site-level security—remains prudent for an urban-core setting.
A cluster of nearby corporate offices supports a diversified employment base and commute convenience that can bolster renter demand and retention, including Chevron, Edison International, Avery Dennison, Reliance Steel & Aluminum, and CBRE Group.
- Chevron — corporate offices (4.7 miles)
- Edison International — corporate offices (5.1 miles) — HQ
- Avery Dennison — corporate offices (10.7 miles) — HQ
- Reliance Steel & Aluminum — corporate offices (11.5 miles) — HQ
- CBRE Group — corporate offices (11.6 miles) — HQ
9000 E Fairview Ave offers a 1972-vintage, 29-unit footprint in a high-cost ownership area where renter demand is supported by strong schools, practical daily-needs access, and neighborhood occupancy near the national middle. Elevated home values at the neighborhood level help sustain reliance on rentals, while household growth projected within a 3-mile radius points to a larger tenant base over the next few years.
Older construction suggests value-add potential through selective renovations and system upgrades to enhance positioning versus newer stock. According to commercial real estate analysis from WDSuite, the neighborhood’s renter concentration and upper-tier rent context support durable leasing, with balanced safety trends and an anchor employer base contributing to retention—tempered by lighter park/cafe density and modest recent population softness.
- High-cost ownership market supports renter reliance and renewal prospects
- Household growth within 3 miles expands the tenant base and supports occupancy stability
- 1972 vintage provides clear value-add pathway via interior and system upgrades
- Proximity to major corporate offices underpins demand and lease retention
- Risks: thinner park/cafe amenities and recent population softness require focused leasing and asset management