| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 69th | Good |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9100 Duarte Rd, San Gabriel, CA, 91775, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1973 |
| Units | 86 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9100 Duarte Rd San Gabriel Value-Add Multifamily
Neighborhood occupancy sits around the national median with a meaningful renter-occupied base that supports stable leasing, according to WDSuite’s CRE market data.
Located in San Gabriel’s Urban Core, the property benefits from a high-cost homeownership environment and solid neighborhood fundamentals that favor multifamily demand. Median home values sit in the upper tier nationally, which supports renter reliance and can reinforce pricing power and lease retention for well-managed assets. Neighborhood occupancy is near the national median, indicating steady demand without overheating.
Daily needs are well covered: grocery and pharmacy access rank in the stronger national percentiles, while restaurants are also above average nationwide. Park and cafe density is limited within the immediate neighborhood, which places a premium on on-site amenities and thoughtful common-area upgrades to support retention.
Schools are a local strength, with the neighborhood’s average school rating ranked 1st among 1,441 Los Angeles-Long Beach-Glendale neighborhoods and in the top percentile nationally. For family-oriented renters, this can support longer tenures and more predictable renewal patterns.
The asset’s 1973 vintage is older than the neighborhood’s average construction year, creating a straightforward value-add path through unit modernization and systems upgrades. Neighborhood income levels are above national norms, and rent-to-income metrics indicate manageable affordability pressure, which can support occupancy stability when paired with disciplined lease management.
Within a 3-mile radius, population has been broadly stable while household counts have increased, pointing to smaller household sizes and a modest expansion of the renter pool. Looking ahead, households are projected to expand further by 2028, which should deepen the tenant base. Overall operating performance is competitive among Los Angeles-Long Beach-Glendale neighborhoods, supported by balanced housing dynamics and resilient local services, based on CRE market data from WDSuite.
Safety trends are mixed but improving. The neighborhood’s overall crime profile sits near the national median and ranks in the lower half among 1,441 metro neighborhoods, yet recent year-over-year estimates show declines in both violent and property offenses. This directional improvement suggests risk management and resident communication should focus on continued monitoring rather than extraordinary mitigation.
For investors, this positions the area as broadly comparable to many Los Angeles-Long Beach-Glendale neighborhoods, with trendlines that support renter retention when combined with on-site lighting, access control, and community engagement best practices.
Nearby anchor employers provide a diversified white-collar employment base that supports renter demand and retention, with convenient commutes to energy, utilities, manufacturing, and real estate corporate offices.
- Chevron — energy (4.4 miles)
- Edison International — utilities (4.8 miles) — HQ
- Avery Dennison — manufacturing & materials (11.0 miles) — HQ
- International Paper — packaging & paper (11.5 miles)
- CBRE Group — commercial real estate services (11.6 miles) — HQ
9100 Duarte Rd is an 86-unit multifamily asset positioned for value-add in a high-cost ownership pocket of San Gabriel. The 1973 vintage is older than the area’s typical stock, creating clear upside through interior renovations and building-system upgrades to enhance competitiveness against newer product. Neighborhood occupancy is around the national median, while roughly half of local housing units are renter-occupied, indicating a deep tenant base and stable demand.
Within a 3-mile radius, households have grown despite flat-to-slightly lower population, implying smaller household sizes and steady renter pool expansion. Elevated home values sustain renter reliance on multifamily housing, supporting lease retention and pricing power when operators balance rent growth with affordability. According to CRE market data from WDSuite, local operating metrics are competitive within the Los Angeles-Long Beach-Glendale metro, with solid amenity access and top-ranked schools further underpinning long-term fundamentals.
- Value-add thesis: 1973 vintage offers renovation and systems-upgrade potential to lift rents and retention.
- Demand depth: renter-occupied share near half and household growth within 3 miles support occupancy stability.
- Pricing power: elevated ownership costs reinforce reliance on rentals in a high-cost market.
- Location strengths: strong grocery/pharmacy access and top-ranked schools aid renewal rates.
- Risks: limited park/cafe density and safety metrics near national median warrant continued monitoring and on-site best practices.